Again living at the location, so please factor in that Nashville has a strong sellers market and I do not want to live in a bad area or really far from town.

The 2 bedroom investors who have the best success here are usually targeting seniors or single professionals... usually low-maintenance, like a condo or town home.

There seems to be a migration from these towns westward so try to find some properties in Campton Hills, Wasco, Burlington, Hampshire, Pingree Grove, and Sycamore.

Just go to your town's development office and get a re-roof permit for the small area that needs to be changed.  

Using the freedom of info act , look at the towns spending or their bid board history .   

Married military guy who is stationed in town, but his family is moving back home (out of state).

However he is supposed to run it by a couple builders he works for to double check - I have not heard back yet and they may not want to give up any proprietary info.A similar high end builder in town builds Grade A+ duplexes which rent for $1700-1800 per unit and his all in cost is around $280 or so with him GCng the deal.  

I would like to thank @Marvin Rice for giving me sage like advice about renting right here in my home town.

If you like bourbon, the Bluegrass lounge in old town Arvada is fantastic. 

Its in-town atlanta just nearby some more expensive areas (Inman Park, for example).