Adding on the fact that similar properties closer to Nashville tend to go off the market really fast, this ashland City property seems like my best bet for just getting started. 

Considering she has excellent credit, strong payment history, and assuming low DTI, I would say there is a strong chance she gets approved.As Malcomb said, your best bet is going to be calling some lenders and talking them through the scenario.Good luck!

There are three cups and you bet say $20 that you will be able to follow their hands to decide which cup has the ball underneath.  

What you DON'T want to do is google and grab something generic off the web. 

If you told me you were going to live there for the next 5 years, then that's a safer bet in my opinion.Another thing you may want to consider is to turn the other unit into a short term or mid term rental to increase the income and decrease your living expenses. 

FHA typically comes with more fees due to PMI and the lower down.If you have the cash your best bet would be to go low down on the most units you can get while keeping enough cash on hand to get you through any renovations.

as an investor is to find sponsors who are good bets that afford good returns without bearing a disproportionate amount of risk. 

Your best bet is to buy on the Southern Coasts (East or West) or the Orlando area.

One that is revitalizing steadily can be a good bet.

I think your best bet is having your broker pivot this file to another lender and order another appraisal.