I have other money that'll cost me 10%.

You may run into issues with re-tenanting and it may take longer than you expect or cost more.  

The entitlements would cost 50k to do. we'd make 2 million on the land if we do the deal. stick to the same market and same asset class. we do urban adjacent urban infill for midrise in hotels and extended stays and apartments in Columbus Ohio. what market are you in?

Can try to reposition to Class B, but neighborhood may impede these efforts.Vacancy Est: Historically 10%, but 15-20% should be used to also cover tenant nonpayment, eviction costs & damages.Tenant Pool: majority will have FICO scores of 560-620 (approaching 22% probability of default), many blemishes, but should have no evictions in last 2 years.

You'll find that rental property investing isn't scary at all and a great property manager can actually save you more money than they will cost!

Telling sellers everything wrong with their house and justifying your offer with repair costs doesn’t build trust—it kills it.

Seems like it's in a lower end area so if it is filled you will have tenant issues and turnover cost.

you may have to save up until you have enough money to do so - down payment, closing costs, reserves, etc.House Hacking: What Is It, How to Start, and Strategies for Successit's a more powerful way to get started. 

You need the backup option in case the mid-term rental market changes.Minimizing turn costs and downtime is critical.

Also your permitting process, type or land, grade of land, if underpinning is required will all play a factor into your cost.