If you can't afford Nashville proper, my next suggestion would be to check out one of the university markets orbiting Nashville.

Look at the plan of the university as well.

I also teach for two universities on a part-time basis, so that creates a little income, my wife has a retirement income and I do some independent consulting work on the side.

Indy is affordable, is landlord friendly and has a diverse job market (FedEx, Eli Lilly, Indiana University Health are 3 major employers and there is starting to be a small tech presence).

My experience is in Alabama association law, but I suspect the principles are universal:  There is a hierarchy of rules for HOAs and just like government documents, a lower ordinance can be used to execute and make more specific a "higher rule," but can't contradict it. 

@Forest WuYes there is much hype about MF distress.It’s over hyped in my opinion.While lots of MF assets are in distress, within the total universe of MF properties, I suspect only 10% are in distress.The truth is generally distressed properties have little or no equity in them so at the end of the day, the lender will be the one in charge.And the lender will want to sell to a cash buyer who can write a check.Say a lender is owed $25M on a property, buyer is underwater.

I have followed Frank Rolfe and his Mobile Home University for over 20 years. 

So, I came across this property which is by the university that which I attained my masters in medicine. 

Any market, any area, this is a universal. 

I will give you some of my highlights.People in Texas complain about their property taxes at 3% ours are about 4.5%.New York in general and Monroe county specifically are very tenant friendly.Depending  on the town, the code inspectors/police can be quite anal.Since Covid and the 2020 protests we’ve seen an increase in crime in the city and therefore weakening demand in the city proper and increasing demand for the suburbs.Industry is well diversified—University of Rochester (medicine) L3Harris (defense) xerox (IT) and paychex (software/hr)) and relatively recession proof.Population growth is low and therefore appreciation (except the past 4 years) has been moderate as well.There aren’t many builders in the area so supply is relatively fixed.Home (and rent) prices are both affordable with homes typically being less than 1/3 median household income and rent being similarly affordable.For single family homes at 8% rent will cover piti with about 100$ to spare in the A areas.