My wife and I are selling our current home (Massachusetts), and moving to Nashville, TN in a few months.

@Jacob TracyI've looked in my area and have found the same, I'm not aware of any big/formal lending institution in my area that will give a 30 yr am fixed rate loan to an LLC. 

I've been reading up on modular homes and while most are a joke and cost more than stick built homes, a few seemed to meet a budget:http://www.mamodular.com/find-your-ma/https://www.zipkithomes.com/plans-pricings/configu...https://www.protohomes.com/about-us/Any others you guys know of that are affordable, or is it still cheaper to go with a local subcontrators?

I am now living in MA and looking to get back into the game. 

While my business is in MA, all my rentals and my residence are in NH - so......After you set up the LLC per the instructions above, you'll still need an operating agreement, which most people skip. 

Does anyone have experience repurposing institutional buildings like schools, churches, or masonic halls?

The partner’s sons will not trouble you much, but look out that some boys poorer, much poorer than yourselves, whose parents cannot afford to give them the advantages of a course in this institute, advantages which should give you a decided lead in the race–look out that such boys do not challenge you at the post and pass you at the grand stand.

@Hardik Patel, the big money (institutional money) buys "no work needed" properties.

Hello,I am a young real estate investing hopeful in the Springfield, MA area.

She was speaking directly to the institutional grade student housing apartment complexes, however.