I would look at both and write offers in both markets till you find a deal that works. 

Chattanooga is a great middle TN option. 

Also received a lot of verbal abuse about the +++++ing appliances, my ++++y repair service options, and the incompetence of my homebuilder who tenant says had installed the dryer incorrectly (installed by Lowes, because they won't warranty if anyone other than a professional  they contract with does the installation.

Without that, your practical options are severely limited.

What you described as an option isn't a good option (I said that nicer than what I wanted to say).First, dump the idea of Hard Money. 

The payoff amount was updated by $10K, but I always planned to offer about $10K more than what was listed to cover my bases.

Another way to find a mentor is to try to offer them help and something of value so you can learn and also help them in return.

Being in a commercial shop right out of school means you'll be thrown into an environment that offers a lot of upwards growth & mobility.

If you have enough room, it's always great to have one extra amenity that not many other properties offer.

Indian Rocks Beach is the most attractive turn-key option, but the price points reflect that.