Had some trouble finding this information online and I would imagine that people on here have dealt with this issue.

I mainly looking for cities / metro areas where ratio between risk and ROI is the greatest.I'd love to hear some opinion of experienced member who actually invest in Tennessee.Cheers,Benny

Just like vacuuming your truck your truck is free, contacting the broker online is free.

I have a pretty tight lease and my son lives in the house, so what would an experienced landlord here do?

If you have no idea of where you even want to start, go online to Redfin, search FSBOs in your county or zip code and start there.

Some states it's fairly easy to DIY, some jurisdictions you definitely want someone more experienced to handle at least your first one.You might want to also post a 30-Day Notice to Vacate. 

Have rental increases of at least 2% go up annually each year.If you are building from the ground up and are not experienced have a fee developer help out but they can cost 100k or so per project.You could also not even construct the building but have the tenant do a ground lease instead.

If you're not experienced and it's a big project, find a reputable GC and learn from him/her.

Layton E Bailey go to a local real estate investing meeting, listen and learn from the experienced investors.

I am experienced at sourcing, analyzing and syndicating deals.