I don't want to go below a Class C neighborhood, as I want to ensure I can attract dependable tenants in an area that is safe. 

@Michael Smythe   I believe Michael posts a really good explanation on asset class's and what you can expect. so between him and Engelo you should be able to navigate this safely .  

Is it safe and livable as is?

To be on the safe side, I think I will go more conservative with the vacancy and add in some of the others that I had overlooked. :)The biggest hurdle that I think I face is the financing.

Dont suppose I'll get it...again, i've never done a real estate deal other than purchasing my house over a decade ago. without experience there's just so much i dont know.networking is a sore spot, i'm just not a people person. thats one reason i look at real estate. since i plan to have any properties managed, i wont have to deal with a lot of people. i imagine you'll scold me for this but whatever. i'm never going to be a people person and thats set in stone. it's something i have to work around not overcome.It seems I always get to the same point with real estate where I take the safe and easy route and leave my $ invested in the stock market. the thing that appeals to me about re, and i'm more focusing on rentals, non b&b, is steady income with an appreciating underlying asset. whereas the market is up and down. i can get totally safe 5% from short term bonds, but i know my principle is withering away from inflation (i dont believe the gubt bogus 3% cpi). with a rental house i could get 5% rental income, and the house will appreciate ~5% a year. that's a huge difference. the other thing i'm somewhat interested in is flips, but same story there, i just dont have the knowledge, and all the reading this forum or watching yt's in the world only gets to the surface as it's all airy generalities.

Tenant agrees to comply with all duties required by Wyoming Statute §1-21-1204: maintain the Premises in clean and safe condition and not unreasonably burden any common area; dispose of all garbage and other waste; maintain all plumbing fixtures in a condition as sanitary as the fixtures permit; use all electrical, plumbing, sanitary, heating, and other facilities and appliances in a reasonable manner; prevent water pipes from freezing by turning off outside spigots, disconnecting hoses, and keeping the rental heated to at least 50 degrees; replace lightbulbs, air filters, water filters, and other consumables as needed; test smoke detectors every six months and replace batteries as needed; immediately notify Agent in writing of any defects or dangerous conditions Tenant becomes aware of; replace broken or cracked glass, no matter the circumstance of breakage, unless the Tenant provides Agent with a police report detailing breakage beyond the control of Tenant; pay to repair anything damaged by the Tenant, his guests or invitees, whether through intentional act or negligence; upon termination, remove all personal property and garbage either owned or placed on the Premises by Tenant and clean the Premises to the condition at the beginning of the AgreementCreate a policy and stick to it.

I really see Columbus Ohio as an extremely safe bet for the next 10-20 years.

The best accountants and CPAs will be able to offer you a secure document transfer system in order to keep your sensitive information safe, and also be able to conduct their bookkeeping and tax return services electronically as well, saving both time and money.In my personal ventures into real estate, I have started several LLCs and would be happy to share my real estate experiences with you. 

So even when I'm 84 and house not paid-off, I'm safe.    

When your rental income and deductions are on Schedule E you deduct in the year you pay, period.3) Read through the IRS Publication in Rental Income and Expenses make sure you are keeping records and deducting everything you can. https://www.irs.gov/publications/p5274) If you spent 250 hours over the course of the year on matters relating to the properties you can take the QBI safe harbor which deducts 20% from your final after-expenses number.There are other areas to look at in your tax picture that can impact the amount you pay over (your top tax bracket).