Given your situation, a property closer to Nashville might be more advantageous for short-term rentals like Airbnb, as proximity to a popular city typically attracts more guests and higher rental income.

Most likely due to wanting to invest his time more wisely:)If you can move in with family or friends RIGHT NOW and rent out your house and start DIY managing it BEFORE moving out of state, that would be best.Otherwise, handymen, cleaners, agents, etc. are highly likely to take advantage of you once they find you you live OOS.

I would consider a shorter term between 3 to 5 so you can take advantage of a rate change. 

Those two factors work in you advantage allowing you to charge rents that let you cashflow when others trying to get in the market couldn't purchase a similar house and make the numbers work. 

Buyers and investors who position themselves early will have the advantage over those waiting on the sidelines.For those looking to secure financing or explore investment opportunities, now is the time to build relationships, line up funding sources, and identify target properties before competition increases

I just feel more taken advantage and blindsight by what we missed so I’m wondering if there’s any retribution and what can be done to help us out. $325?

If they are pre forecloure/foreclosure, probate, or lists that require fast access to the lead to gain an advantage how new is the list and are the leads already on the prominant platforms like Propstream and Propwire?

If you're dead set on that path then I would recommend getting a google meet with the person and give them as many advantages they have to using you as opposed to a property manager ex: guaranteed rent, more exposure, and less fees (use chat GPT to get a good list).I would emphasize the fact that it is much easier to get rent, and there is less risk to them in the sense of cash flow.

I recommend you educate yourself on how to screen an ESA before someone takes advantage of your ignorance.

There are many other tax strategies you could be taking advantage of outside of the real estate world and a good financial planner will help you identify and maximize these benefits in the context of your overall goals.