The market is not great right now for finding a job in IT and I'm tired of getting off people and again recruiting them.

My understanding is the TN has some crazy rules and regulations that complicate this process.

I always want the buyers to understand what the numbers are.

Understand the benefits of recording.

Any opinions on people who have tried managing their own properties.

I've seen a people make this work successfully in Tulsa, you'd just need to be sure your goals align and the contract is set up correctly.Out of curiosity, what interested you in rent-to-own? 

 - make sure you understand AB1482 as well as any local rent control laws

It all comes down to the actual opportunity presented, and understanding those risks while balancing the possible reward.

Is there any experienced investor / mentor I can talk to, or any source of information you recommend for people like me? 

More sophisticated and experienced investors, and those employing knowledge attorneys will understand that while not an absolute, a REG D offering offers some amount of comfort in that the sponsor has placed his offering on a more “sophisticated” level than an intrastate or general exemption offering.