You will need 2 years of track history unless you have another job/someone else on the loan. 20K is not enough to start.

The short-term view is you lose money. 

Sounds like you are starting at the beginning so I would recommend you get Avery's book and start reading through older post on this forum.

Here are some things to consider:Are you doing this as more of a side hustle or do you want to start a rental mgmt business?

I've started with Zillow, but would appreciate recommendations on other platforms that actually get results.Thanks in advance!

Long story short, you lose control of your property.

I would not invest if the good guys are losing ground, but that would run counter to your description that it is an appreciating area.It looks fine to invest in for the information you shared if the long term forecast for the area is safe and stable to improving.

We haven't started using DavinciLocks yet though.

So I had to call it off or risk getting a bad rep with the other realtors not too mention losing far more money.

If there are any meetups in the Nashville/Brentwood/Franklin area, those would probably be a good start.