This isn't the last home you will be buying in your lifetime.He should not get upset that you are doing your due diligence.

I’m talking about the kind of property you’re going to buy within a month or less and the seller just flakes out at the last minute.

It won't stay that way forever, so enjoy it while it lasts

I am a realtor in Marlyand and last year I bought my first duplex which I currently house hack.

Read The Hands-Off Investor.Important to keep in mind here in late 2024:  The market has been in a down cycle for the last three years. 

Or they can be sold to investors.I think they are particularly attractive for new investors to buy as a house hack - you live in one and rent out 3, most, if not all, your expenses will be covered.Look at what it last sold for, has it appreciated?

Last, you can do an unlimited amount of repairs to a home using a 203k renovation loan (up to the FHA loan limit), including knocking down the house and building a new home!

Your profile mentions that you are an agent with rentals.You would want to see if you are able to claim real estate professional status.If you are able to claim real estate professional status, you can potentially offset the rental losses with your real estate agent income.Furthermore, TN does not have a state income tax allowing you to be more open with your options.Best of luck

Lastly if your not sold on any market yet I have always done very well in and enjoyed military markets.

The records show the house last sold in Sept, 24 for 382K and was listed in Oct 24 for 416K and reduced to 406K in November.