The location, pool, and the Peacocks constantly in the area.

If you live in the home for 2 of the last 5 years, you can have an exemption on the property profits $250,000 if single filer and $500,000 if you're married filing jointly.

Also to note: I'm constantly doing research and am extremely hungry to learn more, hence why I'm here.So I currently rent a 2 bedroom apartment.

There has got to be a more efficient way than my constant googling.Please help!

A good property manager will have a lot of contacts with other investors and trustworthy contractors, and a good reputation locally, and be experienced in rehabs because rental properties are constantly falling apart.  

The purpose of the trip is to get a better understanding of the area as my cousin who has lived there has been my constant source of information and of course part will be to experience all the great things I have heard about Nashville.I was planning on looking at the following areas: Donelson, Bellevue, Whites Creeks, Madison, Charlotte Park, and Antioch.

@Max Kats This is the great thing about joint ventures.

The ceiling... is strange... the drywall is in acceptable shape, but they used these little stars as screws and there are the standard trailer strips rather than proper joints...

Without further ado, here is what I’m looking at:IncomeGross Rent $900.00Vacancy Factor $54.00Net Rent $846.00Expenses"60% Rule" $540.00NOI $306.00Debt Servicing $262.61Net Income $43.39The constant variables for reference are: Association Fees: $220 and Property Taxes: $180.My goal to get to these numbers is a final purchase price of $65,000 after closing costs and am factoring $20,000 down @ 5.75% I’ve used 60% expenses rather than 50% to account for the Association Fees increasing, (they have been steady at about 6% per year for the past 5 years).

I understand not wanting people to have an albatross around their neck, but there are great investments in every city that have negative cash flow for many years.Cash flow chases many people out to secondary and tertiary markets to get the required yield to top their loan constant.