Does anyone have any experience with this that can help us?

I have 50+ people on my contracting company only working on the houses I buy and am speaking from that experience starting with zero contractors less than 3 yrs ago and having been burnt very had multiple times throughout the process. 

Does anyone have experience in this market, or with this cost-segregation to write off income technique? 

There are a lot of factors at play that are hard to what-if over the internet based on a couple sentences of info.

I sell houses all the time by just listing them on Zillow, so don't think you need to pay a listing agent and if the buyer doesn't drag their realtor into the mix, you might not need to pay a buyers agent either. this is a cautionary tale of the risks of remote rehab with little to no experience looks good in the book but in practice can be very very difficult.. stick close to home.

Adding additional assets, a familiar market, buying a house "for free" as I call it, and gaining experience with lower level of risk How did you find this deal and how did you negotiate it?

The good news is that your maintenance/renovation experience is going to help you throughout your career. 

As Kate mentioned above there is definitely some marketing efforts needed but once established its about keeping up good reviews and that's all about the guest experience.

Take calculated risks, learn from experiences, and build a strong support network for success in the journey.Good luck!

On the flip side, do you think the stability/predictability of the Dayton market could be a positive thing for someone like me to gain some experience and then branch out to a more competitive market like Columbus?