Additional information: I do not plan to keep this house forever.

My one concern, when I have talked to them, was the rent to price ratios on the houses that they sell.  

Example - "I want to house hack in Indianapolis and am pre-approved for $500k, what can I get?"

Many agents will leave the business.

What I did: direct mail to distressed home owners.  2000 letters -> about 3 houses a month.  

Looking through your past posts, you have done housing, multi family. 

For example this sheet is saying your NOI for year 1 is 52,548 which divided by 700,000 which is your purchase price comes out to 7.5% I have to say without knowing a single thing about this property other than the approximate location 7,000/mo seems high unless this is some kind of huge house you're doing rent by the room. 

Purchase price: $50,000 Cash invested: $4,000 5 bedroom 2 bath house located next to Western Illinois University - All in for 80k and rents have pushed to 2,100 / mo without any utilities included.

You do not want to purchase into an HOA that previous owner did not pay his share of up coming cap ex leaving the buyer to pay the majority of the costs.   

Market in a MinuteEast Tennessee home sales declined 18.9% from the previous month, and decreased 9% from a year ago.The median sale price was $375,000 — up 7.58% from the previous year.Total housing inventory increased from the previous year – up 41% from a year ago.