I do not know the markets you mention, but wonder how numbers could work today in a very mature market like Nashville with a current seemingly high vacancy rate due to lots of development in recent years. 

For most of the numbers I am running for an SFH 230 - 300K (with less than 20 percent down), I would have to be super aggressive with negotiating with the current interest rates.

Currently interested in house-hacking a duplex in Springfield.

A our most expensive items were AC units (I have yet to spend a single dollar on our tile roofs.) and they could be paid out of the current months rent.

Now however, it's a completely different.My 2018 BP ArticleThe current VA website...VA LinkEffective January 1, 2020, there are no county loan limits for Veterans with full VA home loan entitlement.

I am currently thinking about sleeping in the detached garage & converting it to a live-able space or sleeping in an office space converted to a bedroom on the first floor.

I would have to do quite a bit of restructuring of my current VA Loans as well as my Wife's but we both have the entitlement so maybe we could be the ones to pull it off. 

I currently have a home warranty on my personal home, and have always been un-happy with it.

Instead of having to deal with the home warranty I sent my maintenance man to Lowes to pickup and install a new one ($2k).

I'm evaluating a property near Yosemite National Park in California that currently sits on a 40 acre parcel.