No HOAs, although the county has an ordinance against storing stuff on your front yard, and this is what I've cited in my complaint to code enforcement.

I sign them and when I get the confirmation I simply forward that to him and he stores them in drop box file...

Lowes gives you 5% off all in store purchases.Not bad if you're into rehabbing.

The Bigger Pockets book store if full of great books: https://www.biggerpockets.com/store

The Bigger Pockets book store if full of great books: https://www.biggerpockets.com/store

The Bigger Pockets book store if full of great books: https://www.biggerpockets.com/store

Make sure to view the Bigger Pockets book store: https://www.biggerpockets.com/store

Single family also seems fine, except for East Nashville which has absurdly overdeveloped considering it is a difficult place to live with awful traffic, no jobs, and limited basic amenities like grocery stores and such.  

I'm envisioning a mixed use residential/retail space (that could possibly hold a store/company that will be profitable due to the influx of Charger/Rams business)  With $60K Cash, is this property more of a fantasy or can it be a reality?  

Items such as the macro economics; net migration, income growth, job creation and more difficultly the soft areas which such as; crime, pride in ownership, etc....In the past when purchasing personal property I would picture myself living in the area, proximity of shopping, store availability, proximity to highways, traffic, restaurants and also new investment in commercial retail (I always thought if Walmart wanted to invest $10 million into a Neighborhood Market purchasing a SFH in the area is also a smart choice) they have done a lot more research than I ever would be able to perform myself.