We dont have to worry about owner financing and other complicated things...just get the contract for a great price and pass it on to somebody who wants to pay you to step into your shoes!

What would I do if I were in your shoes?

Rather than shoe-horning the Smoky Mountains into your investment portfolio, I'd suggest doing something in an area where you have some sort of domain expertise.

I personally would like to find buy and hold properties so i can quit shoeing horses.

In your shoes I'd start with those basic steps that *might* be indicative as to if you can "step it up alone" or if you personal version of stepping it up will involve outside capital, some other entity/structure, etc.  

@Michael Zack It's good to hear from somebody in my shoes.

Of course, I may be biased, but I do think turnkey is one of the best options for people in your shoes - it would be nearly impossible for you to self-manage all the time with your job and family obligations.

If I were in your shoes, I would start getting to know the market *now* near your campus or where you are going to be living after graduation.

I also have 3 roommates in one of my apartments who were looking for a place together and that is going well also (they split rent).All that being said, if I were in your shoes, I would still market to students because cash flow goes up when leasing per bed and there's a chance you could still find good tenants.

You may find it much easier to attract retail buyers and once you have transactions under your belt you can leverage them to showcase your expertise to prospects.