I recognize my numbers did not include closing costs and as you pay down the equity, the LTV decreases (but you get the equity paydown), but this return is so high that even if it had a modest hit, it would still be a great return.https://www.neighborhoodscout.com/ca/san-diego/real-estateAdding in forced appreciation can create an infinite return via brrrr.  

I can put max 10% down on this property but the bank lenders are saying this would be a investment property and so I would need 20-25% down. is there a way to buy the 2nd property with max 10% down?

Reach out to me so I can get your criteria and if i find something that fits what you're looking for we can get something done.

If you are looking to expand your portfolio into the Greater Nashville market, I would love to help you do so!

There is still a lot I have to learn, so my question is going to be as basic as it gets. 

I found in these situations sometimes you have to over pay a bit ensure the job will get done so you can move forward.At this point, time is your worst enemy, but that doesn't mean rush. 

Thank you, @Stuart Udis  I would say we are very risk averse and so the the answer to the operational questions posed is a yes. 

For you, it makes sense, so I would focus on getting people like you - home business that could use a smaller space to make it more open to the public.

That being said, most lenders will require at least two years of W2 tax returns to verify income and assess risk when granting a loan, so acquiring finance may be complex. 

I’m not at a point where I can start real estate yet, but I’m interested in learning so that when I get the opportunity, I’m ready.