This may be the wrong forum to ask.

I’m no expert so please show me I’m wrong because I’m in a very similar situation and I just don’t see it. 

Consider all the things that could go wrong and see if the lease addresses them: unauthorized pets or tenants, early termination, security deposit, lease violations, late rent, eviction, lawn maintenance, parking, etc.5.

Didnt bells go off in your head that something seemed maybe wrong with this ?  

I am from Decatur, AL and now live in the Greenville SC area.You can't go wrong with either location.

Flipping is high risk and can go wrong if you don't know what you're doing (or overdo the renos).For your house, run the numbers to see what it would look like as a rent as well as your own home. 

I’ve learned over the years that’s it’s best to get the most thorough inspector who is the doom of gloom as opposed to the inspector I had on my first deal where “nothing was wrong” and then once we got into the cosmetic rehab there was $50,000 worth of serious repairs needed.

But if you to a more wise and slow approach, you can find other ways to generate additional income, build up a 25% DP on a duplex that cash flows after all expenses and you have an EF fund, well you will sleep better at night and the odds that your investment will survive the tough times in your life is far greater then someone who sleep well at night with tons of debt who if anything should go wrong, which it does in life that person may be bankrupt. 

If they weren't so cheap and convenient to buy off the shelf (in case I measure or plan wrong) I would never buy them.   

My other option to house hack is Pittsburgh as I have family there but the property taxes are insane and it seems like the room rental market is very college oriented (I could be wrong.)I'd appreciate any feedback on Hagerstown and househacking.