It's playing with plutonium.

Columbus is going to be more of an appreciation play and cash flow margins will be tighter in the beginning. 

Money makes you happy only so often.But a good place to work keeps you happy every day you show up.Yes, 𝗺𝗼𝗻𝗲𝘆 plays a vital role.But 𝘸𝘩𝘦𝘳𝘦 you work?

This isn't analyzing deals, this is just playing a video game.

I am also curious about when/how an attorney/legal involvement comes into play with this.

That can play a big part when issuing terms. 

This plays into the affordability issues for tenants by allowing them to live in nicer neighborhoods for less money, yet I get monthly revenue comparable to short-term rentals.I have also shifted my focus to buying better.

It’s stable cashflow and long term appreciation and tons of accelerated bonus depreciation on taxes. like most anything in real estate it’s a long term play. 

The STR part plays no part in the valuation like @Patricia Andriolo-Bull said.I agree that 20% is pretty fair, but you could self manage it once you get things in order.

You have to value your time, leverage your skills, and execute a long or short term play.