@Jaren Woeppel , after looking at the available local options, we continue to self-manage although we export a number of tasks, ie. answering the phone.

Your best bet for that size will be local banks and credit unions, good luck.

Being from illinois, I do get a kick at how much regulation goes on out there in tennessee - where people give me guff about how our local politicians here are so intrusive. 

Be sure to run numbers with both a local lender and a national one to compare terms-sometimes smaller local firms can surprise you.HOAs: Brickell condos often have HOA fees, which can eat into your cash flow.

Plus scan the local Craigslist to see what used furniture is out there.With all the questions you have asked, I don't think you said where it was located.

Or are you working with local investors that are looking for renters?

Plan was to do self storage; then found out the creek that sits a ways back flooded 5 years ago, not in a floodzone but all the locals know so self storage is a tough sell at this point. 

Shop around with local lenders, ask these questions, and get answers before you try to buy the triplex. 

I’d love to connect with like-minded investors locally and learn more about their experiences with HMLs.Thanks again for your time and help!

I am out Out of state investor so don't want to give you wrong information, my best advise is to find a local agent who knows the area and can help you better than me.