I think a decent litmus test is that if you don't feel 100% comfortable walking in the neighborhood at night, you should avoid investing there.

It's great that you're taking steps into real estate investing despite feeling overwhelmed.

Some of the usual reasons why people would sell to these companies: If there is money owed on the house, the house is in terrible shape, you don't feel like dealing with selling it, or you don't want to pay realtor commissions.

If you feel my services will bring more value to your property, feel free to reach out with any questions or to discuss your investment strategy in more detail.

If you are investing for a return on capital, the more you pay it down the lower your return on equity will become, as you have more cash tied up in an investment that brings in a fixed income. 

I will Airbnb this property as well bringing my total number of Airbnb's to 5!

That's exactly how I feel too. 

Feel free to reach out if you need some help.

Tell them you want a 7 day inspection contingency.I'd have my GC (who you really need to find first, vet them, meet with them, feel them out, ask for referrals, look at their work) walk through and take pics and start formulating the costs.The ARVs can be pulled for you by an agent. 

I was thinking perhaps it would be easier to just bring a general contractor to walk the site and provide an estimate on all the rehab costs, rather than to find separate contractors for each specialized task.For those of you who have worked on fixer-uppers, did you bring a general contractor to walk the property with you and give an estimate on rehab costs?