At that time, my friend encouraged me to get into real estate with the idea of creating passive income and wealth in future (via appreciation).

Sometimes, there is also a tenant already in place which means you can start generating rental income from day one.

You can search this company on the web, but there is ZERO mention of his name in affiliation with the company. 

You can look into low-income neighborhoods usually the properties are of lower value, but I'm not quite sure if that applies everywhere but I know in Florida I see it here and there, and if you need help looking I don't mind helping.

The investment city determines rent growth rate, appreciation, and income longevity.What determines rent growth?

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.

From experience, I’d recommend getting pre-approved, improving your debt-to-income ratio if needed, and researching local assistance programs.

STR income: $170K/year with pool.

I do not have a traditional W2 job so I can't pursue the typical conventional loan or a FHA since I don't have income (hence the DSCR route).However, I've seen that most DSCR lenders do not lend if the loan amount is less than $100K.

However, what if you prefer simplicity, limited risk, and are living off of the income?