(Of course other factors can play into it, location, rates, how long its been listed etc).I appreciate it!

You just have to factor these in when you submit offers.

Why Memphis is Ideal for House FlippingSeveral factors make Memphis an ideal market for house flipping:Affordable Property Prices: Memphis has some of the most affordable home prices in the U.S., allowing flippers to invest with lower upfront costs.Growing Job Market: With industries like logistics, healthcare, and tech expanding in Memphis, demand for housing is on the rise.Steady Appreciation: Home values in Memphis have been steadily increasing, providing a favorable market for short-term flips.If you’re looking to get into the house-flipping game, Memphis offers the potential for high returns in a stable, growing market.

Market Considerations: What factors should I be most mindful of when investing in a new market?

See the chart from Fair Isaac Company (FICO) below: FICO Score Pct of Population Default Probability 800 or more 13.00% 1.00% 750-799 27.00% 1.00% 700-749 18.00% 4.40% 650-699 15.00% 8.90% 600-649 12.00% 15.80% 550-599 8.00% 22.50% 500-549 5.00% 28.40% Less than 499 2.00% 41.00% Source: Fair Isaac CompanyAccording to this chart, investors should use corresponding vacancy+tenant-nonperformance factors of approximately 5% for Class A rentals, 10% for Class B and 20% for Class C.To address Class C payment challenges, many industry "experts" are now selling programs to newbie investors about how Section 8 tenants are the cure.

Assuming primary, max DTI is typically anywhere between 43-49.9% contingent on factors like zip code, program, FICO, etc.

It depends on so many factors.

Side note: I have no interest in managing other people's properties so that didnt not factor into my decision-making What do you all think? 

Factor in vacancy rates, property management costs, potential repairs, and even things like lawn care.

Make sure to factor in possible rate hikes when calculating your future expenses.Regarding your offer and projected numbersOffer Price Offering $525K on a property listed at $619K is a significant reduction.