So, if it would appraise at $330k (BIG difference between list price and appraised value, so don't be steered by the list price) and I could get it at 75% = $247,500 including closing costs and renovation costs, then if I could handle in the opinion of the lender I'm roll solo and sit pretty with my $5,200 in and $2,500 PITI payment estimated each month = net of $2,700!! 

I steered him toward more conventional items where values can be determined fairly easily just to avoid issues like what you mentioned?

I don't know what I don't know and I would really appreciate it if someone can steer me in the right direction.

I feel there alot of great connections here and hopefully will steer me in the right direction.

That being said, even a coach (which is really what you are paying for with a system) may not be able to steer you correctly. 

Any help to me get started or steer me in the right direction is highly appreciated. 

Not that I ever want to steer investors away from my home city but Columbus and Cinci have great markets as well.  

Google this question and SEO leads you to one million realtors trying to steer you away from this route, of course.

You have to know what your risk tolerance is, not just for rehab work, but for tenants as well.I have seen properties that looked great as a listing, did research and drove by during day and looked acceptable, then at night and wouldn't want to touch them with a 100ft pole... but hey, that's my tolerance level, and it varies per person.I am sure @Brian Oen would be able to steer you in the right direction concerning neighborhoods that meet your tolerance. 

Unless you have some inside knowledge about the anti-development city of Cambria issuing building permits and water rights in the near future, I would suggest that you steer clear.