Get Your Finances Sorted: Make sure you know your budget inside and out.

Is there any other sort of documentation that might help besides other neighbors corroborating?

They devise all sorts of systems or software like "propstream" and they sell you on the idea that it "works based on data".Tell me this.How come you still need to send 3000 - 5000 mailers calls or texts to the "motivated seller leads" probstream is giving you to get ONE louse deal?

He has cash, but you have a VA loan and are willing to do that sort of deal. 

Although it is possible to do everything 100% remote, most people I know who are self managing do come on site for a few days or weeks to meet and sort of interview the team they are building.You will need trusted cleaners, handymen, and also good recs for trades i.e. roof, plumbing, HVAC, etc.If you need home setup in most markets there are designers who will handle the whole set up for you, and I would want to interview them as well.  

These properties are in the 38127 zip code east of Highway 51 sort of in the Alta Vista neighborhood.

Based on what you wrote here, I think the lesson should have been to not chase a specific number of properties, rather chase a specific number of dollars.The lesson was to build some sort of active income within real estate through lending, which I'm currently doing, rather than chasing ownership of rental properties. 

Usually the increased buying power and shared expenses can help make the numbers tie out, especially when you consider getting creative with occupancy (maybe yall split time at the house and spend time elsewhere through out the year).Im seeing more and more interest from folks who are looking to do this sort of thing in tandem.

Additionally, they test to determine what sort of mold/s are present, so as to determine toxicity.  

Of course, that sort of price tag that he pulled out of the air is not logical and just shows me that I cannot be trusting with people without a firm price on all projects.