Thanks Nicholas - the funding isn't really the main issue, as I could really pay cash if I wanted to.

Happy to link and share ideas. 

@Dwayne Clarke going to take an educated guess that what you were cautioned about is buying someone else's problem.Over the last couple of years, many OOS investors bought a bunch of SFR and MFR properties with LITTLE due diligence.Many were sold Class C & D properties that they thought, or expected to perform like, were Class A or B.Once they figured out what the properties really were - via tenant nonperformance and never-ending maintenance issues, they looked to sell them.If you know what you are doing, their loss can be your gain.If you are new and do NOT know what you are doing, then you'll just be the next "sucker" that gets taken.

Monthly New Job market numbers are initially released high and revised down a few months later to camouflage the issue.

I don’t know anything about TN real estate but NV real estate will perform better than most of TX with much lower property taxes, zero foundation issues, and cheaper insurance. 

Also, a 3-month try before you lease may be the issue, tenants are using it as an MTR, it gives them far too much wiggle room, and that short-term turnover can start hitting you in the pockets pretty hard...With that said some incentives you can offer are the first and last months rent-free for a 12-month lease.

If you want more detail, PM me or follow the link below and I’d be happy to explain.This is the Buying Side: First, I look for "don't wanters' that are Not on the MLS.

Price, Condition, and Exposure it sounds like you have already done a reasonable amount on the exposure front so the main issues lies with either price and/or condition.

I found a few interesting resources on this (linked below), and they all seem to summarize the same main steps:1.

I recall asking previously and they refused to provide it because of privacy issues.