If they were married, I'd think it would be more of a conversation about their future, but I can understand that if you are only with someone for 1-2 years they might not be willing to pack everything up and follow you on your real estate journey right away.Any thoughts or ideas to help us sort through the weeds on how to go about finding a house hack with these constraints? 

Its a nice little cheat/loophole on the mortgage side that can help afford a larger home pice and increase your chances of getting a home or other loans.If you have any questions feel free to reach out I am always happy to help and go over the basics.

As you get more experience, scaling up to larger properties will open up even more opportunities.

And why 20-80, is that some magical ratio, or perhaps it's backed up by some sort of statistical analysis? 

There's lots of properties for sale in the Smoky mountains so you may also have a larger selection of options to purchase as well.

Once the taxpayer-funded benefits are turned off and some larger companies are made examples for hiring illegals, many will self-deport.

I was thinking that if Memphis (and the sort) have cash flow but no appreciation...

Any thoughts/advice for small investors trying to get into larger properties?

Sorting trade arrangements as we are now, would also be a key component.

Feel free to inquire about their staff qualifications if it's a larger organization.2.