So if there is like a 98% occupancy in the area of the property vacant units are worth pretty close to the same as occupied units.

You have nothing to do and you have less risk because you get paid based on the occupancy of the whole complex, not just your unit.

There are lots and lots of pieces of a deal that people need help with, such as driving past and taking photos of comps, meeting contractors, or appraisers, following up with Certificate of Occupancy issues, etc. 

I personally prefer buying an owner occupant property off of the MLS rather than something that was previously used as a rental, as owners often take better care of their properties.  

The fact that you could be an owner-occupant as a fall-back is a great option though, so if the numbers work out you should consider it.

@Jason Hopkins,For what it's worth, I've got some friends who recently bought an owner occupant house in 38128 for $124k just east of Austin Peay and Coleman. 

My occupation is a Traveling physical therapist. 

Most are going to owner occupants that are living in one side and renting out the others.

If she is going to move into the next house, she certain could get an owner occupant loan on it at 3.5% down.

It's a solid B/B+ area with good appreciation potential and increasing interest from owner-occupants (always a good sign).