We also have a growing population of educated professional tenants that will target SFHs and absent landlords.

My first advice is to educate yourself before you start looking at markets. 

How is the continuing education?

If that is the case then retrench and recreate using your current asset as leverage for better opportunities.

BRRR is slow fyi... you're not going to be able to ramp up that quickly unless you have cash in hand to start out with.With that said, if you over leverage your LTV of the portfolio will be to high and you won't have any equity if the values dip too low.

@Wendy Schultz You can get licensed in Tennessee for around $500-700, most of that being your pre-licensing education.

Research the niche that interests you and get educated.

Because of that and the fact that my father did mostly commercial real estate for about 40 years and my college education with honors have helped me very much. 

Hello BP,Who loves Car University? What books have you been reading? This may be off topic of real estate, but I believe in self development. More tools can never hurt.Not just RE and investment books, more books like...

We meet the last Thursday of every month and, frankly, we have some really excellent educational events every month.