You have some cash and some equity.. great start and that kind of position can certainly be leveraged into a healthy real estate portfolio over time.   

I'm guessing your responsibilities are light at this stage in your life, health is good.My own personal hourly rate is $50, meaning if I can pay someone less than $50 an hour to do any task in my life, then I am paying them, because my time is more valuable.

This leads me to believe that I'm looking at this situation wrong and/or talking to the wrong people b/c while there's risk here comps in the neighborhood should support a healthy ARV (but I lack knowledge and experience to prove that assumption).What am I missing?  

If you are considering that property include a healthy budget for vacancy and maintenance.  

People want to be able to walk to things. 07 is about the size of a postage stamp and if the Publix ever comes and Healthy Town ever comes, that place will be desirable, but too many questions right now.

It likely varies by market and how competitive the rental market is, but with all the new apartments being built and large public companies buying and renovating to rent homes in the Charlotte market, renters demand top conditions in the homes they are looking at and if you provide them and the resident is properly screened, you can get a renter that will stay for a few years and it will make for a very happy and healthy resident/landlord relationship.

I had a great deal last month that we wrote a wholesale contract on for $33k, ARV $135k - $150k, we added $12k as an assignment fee which is healthy and flipped it to a new investor who saw our deal in a facebook group ( we did not know him).

If they truly have a wonderful, healthy delightful male with no conformational issues they should be able to stud him out, and make an agreement with the owner of the female that their daughter can visit the puppies (none of whom ever come back to your propert.

Does the person who makes $20/hr now go to $25/hr to keep a healthy delta away from the stigma of minimum wage? 

And I'm not even trying to lose weight, but it's more so to be as healthy as I can be, mentally, physically, and spiritually.