Nashville seems to fit many of criteria.

P.S if you should come across a situation where a sub2 would be the best fit for a distressed seller send them to me.

Locate a meet up that fit your schedule.  

I recently started talking to different real estate agents and looking at different properties with them...basically interviewing them to see which ones also invest in real estate and finding one that best fits my needs!

The second escrow funds the first escrow and seller receives the money. and first escrow closes.Remainder of the money goes to me and the second escrow closes.My escrow company is throwing a fit about having the cash buyer being required to write a release for me to get this deal done.Can anyone shine some light on this?

As of the date I am drafting this post, and after having done this 12 consecutive years, I have never collected a commission, referral, or kickback of any sort for any referral to any DST or TIC company, including the two earlier posted ones that were removed by someone.I feel I have to write a strong response because the prior post before mine indicated to beware of a qualified intermediary that pushes their own property and I just want to make it abundantly clear that I do not fit into that category.

Then you can dial in what fits and works best for you. 

After knowing these two areas you can then broaden your financing knowledge into other techniques to combined assets, mix terms to fit a situation or circumstance, this is creative financing. 

@Boyd HunterThe point of my whole post going back to the beginning is that there exists an 80% LTV financing mortgage program (with good rates, not hard money) that may fit or meet your needs.

If this small issue sets you off perhaps being a landlord isn't a good fit for you.You were very fortunate that the inspector folded so easily.