She says that if she turns the flow low though the water does start to get warmer but it never turns hot.

Well this is going to be more mandated by your investor base than anything a mentor can help you with (i.e. there are groups raising money targeting low double digit returns, with limited cash flow, and other groups that need to show mid-20s to get investor interest).Lastly, if you are looking at a mentorship: really hammer on HOW they will help you be successful. 

Honestly, I think you're estimated expenses are a bit low.

Heck, I was nervous on one of my most recent purchases because it was my biggest ever - and I've done over 100 transactions.Your current house is probable a Class A property - which is the easiest to manage. 

In my area, they charge transfer tax on the assessed value rather than the LOW sale price.

The downside is you would inherit their very low basis.

Seems too low to be real.

DSCR loans are not that low and regular hard money loans will be in the double digits.

I'm currently renting and when  decided I wanted to focus on real estate investing, I decided not to buy in Tampa because of the low MF inventory and in home house hacking is not for me.

Quote from @Steve Englehart: I currently have two long term rentals and am looking into buying into the short term rental arena.