My family and I are looking to move from our current town home into a single family home in a much better school district.

The actual "lock up" happened when people started finding out smart people were betting against them in the form of credit default swaps. 

We are looking for single families and small multi-families.  

All I have to say on this subject is that I have never used a turnkey company to buy my single family out of state.  

If possible, it sounds like your best bet would be to invest in a quadplex (4 units) to house hack.

Home must meet these specifications: -3 Br 2 Bath, 1,100 square feet plus (preferably at least 1,300)-Single family home or duplex (In other words nothing attached to something I don’t own)-Purchase with renovations factored in must be below 80% ARV-Doesn’t have to be move-in ready today but it needs to be close enough to that point that I can move into it in 7 weeks-Location: Franklin, Spring Hill, Fairview, South Nashville, College Grove, North Columbia, Arrington, North Chapel Hill, Nolensville and anywhere else that would be within a 35 minute commute to 117 SE Parkway Franklin, TN 37064.

You'd have to find a commercial lender that will finance a single family (most wont).

A single year lease is a decent length in a good neighborhood.

-I started investing by buying single family homes..

I'll be closing on a large single family in Dorchester, MA (02124) next week.