You will have a very difficult time finding a lender.

First pro is you learn how to be a landlord and to manage properties and this is the best way to get started into real estate investing.

Despite the guru fed “misinformation” about all these under market price deals, they are actually very rare and require (1) the investor recognizing value that the seller and the rest of the market misses or (2) a seller with a need for an immediate sale and a buyer with the CASH immediately available to conclude a very quick closing usually forgoing inspections, financing, and other contingencies. 

The best acting, best jobs, best food, famous landmarks, best museums, best park, best comedy, etc are all arguably located there.Are you sure you're in the right city?

IF my numbers are truely "too low" I just looking gain confidence in how I am analyzing properties and estimating repairs.  1710 10TH AVE N, 37208: https://docs.google.com/spreadsheets/d/1B0CoSbGxQFbRBVzXBERw...6121 Southampton Dr 38119: https://docs.google.com/spreadsheets/d/1a3WBEcgv2SMggu5P2HrK...2014 Salem Mason Dr, 27208: https://docs.google.com/spreadsheets/d/1Jzr5TN9PYhuiFuD2THLb...Spoke with a seller yesterday, before I go with these numbers I thought it best to ask for some guidance. 

Sounds like it makes sense for you to partner, I would suggest: spell out responsibilities very clearly, how you make decisions and most importantly: have a very clearly spelled out exit. 

Quote from @James Zobrisky: What is everyone's best advice for where to store your cash flow.

Verifying last 2 years of rental history very important!

These are very difficult properties to manage, and the tenants are very hard on the properties.

While I agree that the purchase is an important part of the process, if you buy based on price and not on the STR aspect of the deal, it could fail.You might get the best damn deal on a property in an area that makes a terrible STR thus it isn't a deal at all.