I don't personally invest in TN (yet), but I think out of state investing is the same in every state in at least one regard - you gotta put in the mental sweat equity and start calling up property managers/realtors and ask a lot of questions.  

I am a hard worker and can be pretty savvy and I don't like giving up however I am discovering a challenge.The rejections and harsh words and overall negative energy i get from employing these tactics have been really affecting my mental health.Does anybody have any advice for this?

Mental Health Services tax to CA residents). 

@Cole Britting I was in your shoes a few years ago and had a very similar mentality.

My prediction was that I boost the house from 59k as it is now and make it 80k so that when I refinance I can do that with another house.

It is entirely possible you could get lucky and get a deal your first week, but mentally prepare that it may take 6-9-12 months of cold calling, door knocking, direct mailing to earn that first wholesaler fee.  

I would recommend that if its an option for you, of course don't do this until after following a syndicator for a while, learning how they conduct business and agreeing with their overall investing mentality. 

They thought they would save money by not paying for a property manager, but in the end they spent a lot, lot more than they would have ever paid me, and their losses included a lot of lost time and mental anguish.

Now, it might give you a boost if you have several properties that produce income and help you offset some of that.

If you can get a 4 unit and a basement, that would be ideal and create major cash flow and equity creation, plus you can not worry about a property manager and boost your yield.