Yeah doctors can be ‘gods’ at times to deal with but they have strong income/ability to pay rent, ususally sign up for longer lease terms with healthy annual rent escalations and have a lot of debt to pay down… so they’re motivated to run a successful practice… in addition to wanting to buy fancy cars, houses, etc. 

Soil type is C1 (sandy,clay,loam).

Looking at the expenses, I like that the taxes are increasing at a healthy rate, in line with the value increase of the property.

Buy low and ensure a healthy spread - You'll want a sizable gap from your all-in costs to your ARV2.

If they taper their bond buying and allow long term rates to rise significantly then we will see a crash to a degree, maybe just a healthy correction. 

In actuality, I keep a healthy amount available on my HELOC for those eventualities. 

YOu MAY find that the regular monthly cash flow is more valuable to you than getting the quick flip money now because it not only builds a healthy monthly revenue for you that you can build on (not only for saving for the next project, but also to help you qualify for larger projects), but also will, in theory, build in equity as well.  

I know for now I am limited to class C neighborhoods because of my financial resources but I plan to change that as soon as I can build some healthy cash flow and a financial/investment owner track record.

$40K (per unit) is a healthy rehab budget for a 2/2.5 rental unless it's completely distressed, but if that were the case, I'm not sure that it would have been listed at $245K? 

Due to the clay soil.