That helps bring back down you debt to income level.  

However, pricing in Austin is still substantially above pre-pandemic levels.

Because it's my money, I care more (I get 92% of the revenue, PM only 8%, and PM team member near 0%), I only had my units to manage (PM team member has other owners and units), and, with humility, I am smarter and harder working than the team members assigned to my portfolio (3rd party PM has to hire at a level that makes the business model financially work for them). 

With broad, high-level criteria, you may be able to easily cross of a number of neighborhoods where the numbers simply do not make sense (assuming you already have your buy box nailed down).

If there is "still contamination" at any level, I would be concerned about that and pass on the deal no matter what.

This would be an area where you think the market is more likely to yield the level of investment return that you are targeting.

We intent to uphold a level of professionalism that gravitates towards growth. 

Which this new business out of Tennessee I am looking at either LLC or C Corp (S Corp is not recognized at a state level here).

As stated, most lenders will require some level of capital and will want you to show collateral.   

I do question the integrity of how he markets to us as investors and the i have serious concerns about the high cost of $5,800 and $19,800 for the two levels of courses given the fact that most people who pay for real estate guru courses do not benefit from them.