Hi Tekoa, I'd be happy to assist you and answer any questions.

I'm not an attorney, so you should find one that can assist you in making sure you're completely covered in the even that you need to foreclose.

While not in TN specifically, I have assisted clients do as you have described: live in a property as a principal residence for 2 years, rent it out for 3 years, then sell.Based on the situation described, you would appear to be eligible for the MFJ joint exclusion on principle residence on your 90% share.However, in order to retain that ability, the house will very likely need to be sold (ie, sale closed, not just under contract) by the end of this month. 

Clear and concise communication, willingness to help, and promptness have been my biggest indicators for finding the right individuals.

It's probably up to the individual parishes.

Happy to assist where I can.

Buy another property.I can assist with financing options on either route, let me know if you'd like more details!

They don’t sell off their mortgages so I will always have a local connection in case I need assistance with the loan or any other aspect of my business.

Focus on getting to know local, experienced Realtors in your town & offer to assist them for free so that you learn.  

., structuring it as an installment plan if needed).If you can’t find an individual investor, you might look for a property management company or real estate investor group that specializes in STRs.