.: Thanks for the replies I totally understand you can not eliminate risk 100%I was just wondering if there was a safer way to handle this. 

BP has built a great selection, all of them worth reading and that will help you build foundational knowledge.To answer this one: the words from old school investor Dolf De Roos "seldom sell" and you will find a lot of post on BP from people who regret selling properties in the past.

They spent 1K on them from upwork and it helped resolve concerns in the meeting real time with some neighbors had who were just picturing the project their own way which was completely different than what the emerging developer was proposing. 

@Karl Kauper with a SF you can require the tenant to take care of lawn and snow, but they might not be up to your standards. 

I am planning to get into the TN real estate market as my first investment and am looking for some information.In particular: Areas to steer clear of, property management fees, typical cosmetic rehab costs, etc.My strategy is to put large down payments on 2 properties (relative to housing prices) to help pay for my living in NY while still gaining appreciation in a growing real estate market.

I will close by saying I am not expecting a be a multi-millionaire by next year following someone's system.

Jersey City is hot right now but like I tell my clients the majority of the time I can find them deals that make more sense in Essex County but that depends on the client and what their needs are along with their comfort level. 

You just have to try it and learn what works for you.

What you want to discourage is the tenant 'helping' you with feedback/action that is outside the scope of the lease.  

Congratulations on the flip!