The brain seizure is that you're combining several things that don't really combine well.You've got the Primary/investment distinction down. 

In my opinion, a duplex constitutes two distinct dwelling units, and consequently the restrictions imposed by this section do not apply. 

Not only is mine cost effective, it also still matches the surrounding buildings and doesn't stick out like a sore thumb.

It's very powerful but you need to match the year of the sale and purchase if possible (where a 1031 exchange can span two years). 

If you are considering moving up here to that area you described companies like Microsoft, Amazon, Google, Facebook and more are still hiring if your skill set is a match.

I am a new to Bigger Pockets as well as a new investor looking to buy and hold with a first goal to supplement/ match my wife’s income and then go from there.

Comparable 3-bedroom, 2-bath homes have recently sold for between $85,000-$112,000, so I feel good about the numbers and potential cash flow IF we can hit our rehab budget.Here are the rehab projects we have identified:*Update heating/cooling system so home qualifies for traditional financing (gas heater pictured below is only heat source in home)*New siding*Finish attic space into 3rd bedroom to increase square footage and rent potential*Add small 3/4 bath upstairs (in the purple*Finish the kitchen*Finish installing matching LVP throughout houseQuestions:  Why hasn't another cash buyer snapped this up yet?  

Our audit is asking us to list all subcontractors, but there seems to be a distinction in TN between a subcontractor (who has to carry his/her own workers comp insurance) and an independent contractor, who works by themselves and does not have to carry workers comp.Do any of you TN folks have a knowledge base on this from past experience?

Do you like matching houses with buyers?  

Then you need to go in and review the comps to weed out the ones that don’t match your target property.