and us PML ers will also do participation loans were the big companies wont do those . to me though the PML / HML argument is really just a marketing ploy..

I would love to hear any recommendations of online resources and/or podcasts to understand the market better, as well as RE investing in general.

My initial strategy is wholesaling and my markets are the Triad/Piedmont and the Triangle of NC. 

Watch how these indexes move and you will get a much better sense of how the markets are actually reacting.STRs usually have a pricing hit to them versus a LTR with most lenders as well.  

If she can’t afford your market rent, she may not be able to find anything else.

I'd also target markets with good population growth & economic drivers that are helping the market progress. 

Also they still need to be in good enough condition that they can be easily cleaned.

I am not an LA or So Cal real estate expert, but from what I generally know about the market is, if you can get any positive cash flow (with "reasonable" down payment), it is likely a win.  

I'm a Real estate investor new to the middle TN market and am looking to build a team of agents, lenders, contractors etc.

From around 2010-2020 I built and managed a small-medium-sized portfolio in my area (which is not an ideal market).