Checkout Vestmap.com DISCERN reports, it’s got what you’re looking for and you can test it out with a free trial. 

I think I might be correct (just an opinion) that jealousy or envy, might have something to do with those discerning comments.

There is no discernible difference between the apartment and the guest room other than the apartment is "an entire unit" and the guest room is a "shared unit."

The only caution is that Memphis is a market that is street to street, so you'd definitely need to be able to discern the different areas at large and the smaller pockets within them.

It's the first thing a discerning eye sees.

What you are describing is very doable.We have a knack for creating spaces that speak to discerning guests—where great design and details go a long way in garnering market leading high nightly rates, as well as notable press in publications such as Dwell, and Architectural Digest. 

"unlikely" or "misleading" vs "absolutely false" are not the same is all i'm trying to say. spurr some thought and understanding as opposed to just shutting it down altogether, and provide some education as to why these ads tend to all use the same misleading verbiage so that individuals can discern for themselves.

So I'm yet to develop confidence in discerning between a hair-brained idea and a good strategy.

I have not heard that Georgia or any city including Atlanta has enacted laws like Oregon and Washington State where landlords cannot discern a source of income for an applicant meaning section 8 voucher is a source of income.

Whether the tenants are good tenants or not, and whether they respect you or not is far too complex to discern from what limited information you provided up front.