I wish to market and wholesale the property (the seller is aware).

Best way to do it is to have a simultaneous closing...look for an investor friendly title company and a hard money lender that is used often in your market and explain what you would like to do and ask them to help you accomplish it...Everyone likes to feel like an expert, they would happy to show you how it is done.

I am an investor and agent in the greater Nashville area and it is definitely a hot market!

What should the market rates be before I consider refinancing out this loan? 

I recommend building your "core 4" (Real Estate Agent, Property Manager, Contractor, Lender) in your target market.

Talk to me about the numbers. it would be less management intensive to just rent it out as 2 separate units and not 5 bedrooms. 

My husband, myself and my four pups are selling our house in Austin metro area and looking to move to a new more affordable market.

But hey its money whether its a living is another matter For the future I am switching to the buy it off the market and put it on the MLS with a realtor method.

Are there any tools/strategies to calculate a high appreciation market vs high cash flow market?   

What market study have they done to confirm the net returns of 10-15%2.