A 12% return house vs a 10% return house is a tree falling over in the backyard away from having a smaller return or one bad tenant.  

In most markets, the days of finding deals on the MLS are over or at least on the extremely endangered list!

There are 2 large trees in the back yard that are leaning over the house and I am working to have a tree service company remove them as soon as possible.

Brick homes, manicured lawns, mature tree lines streets...I am sure there are lesser areas of the city too but overall I think it is an excellent area to invest.

As for the best provider(s) for the online format, I cannot speak from personal experience but I've heard from many new agents say that TREES (Tennessee Real Estate Educational Systems) was well worth the money.

Normally, the internet would suffice but given the depth and breadth of information impacting legal law for the state, I'd like to kill a few trees and get a book.  

Usually it was the city owned oak tree I was not legally allowed to trim. 

Anyone here had any success buying a note from Green Tree?

Check out Lending Tree and Angel Oak for HML's. 

The lot is one acre in size and was completely surrounded by trees and bushes, so it was rather secluded.