@Ethan WilliamsThere is a lot to like about the Tennessee market, although Nashville has started to behave more like a coastal market.Denver, Seattle, and Portland are much tougher.

You really need to be having this discussion with a civil attorney whose practice includes a focus on estate planning.

People don't magically start behaving this way. 

The only real way to know all the lead components would be having a lead inspection and there are companies that specialize in this here (not sure about by you)For a rental you have to be more careful on lead because you need a certificate.

Ultimately these were extremely valuable as the landlords were positive (one party had a few latenesses of a few days, the other was stellar) and their homes were immaculate, and children well-behaved.

As you grow you can increase your earnings, even at a lower yield per deal, where these turning points may be have many moving parts, only you can figure that out.If you're a small investor, you might consider moving.

That ensures the kid behaves well and takes care of the place.

Anyways I was going to just start the process now and was planning to see how market behaves to buy it in 6 months or so.  

That behaves more like an urban vacation rental market and is taking longer to bounce back.

However, if you don't ever put your foot down tenants tend to keep pushing farther and farther testing your limits and before you know it you could be having rent come in at the end of the month instead of the beginning as they know there are no real consequences.