You can find and connect with these individuals at local meet-ups, BiggerPockets, Facebook groups, and from other investors. 

I'm hoping I didnt make a mistake with these numbers but assuming proper assessment of the local market, jobs/population growth, property condition, rental demand, future appreciation etc., is this something that sounds within acceptable ranges or am I missing a piece of the puzzle here? 

I was able to get into this by networking with some very smart and talented people in the local market and banking.

Get out and rub elbows with local investors by joining a local real estate investor group.

I hired a local contractor to add TLC to the property.

We've seen this in the Raleigh MSA as well with large, regional and even some local builders offering rate buy downs.

Have no real formal training, on subto I would have a local attorney put it together for you.

Are you attending any local networking/meetup events?

Just connect with those doing deals and go to the local RE forums.

I was getting interest rates that were slightly over 7% for a fixed, and I recently learned about the 5/6 ARM through my local credit bureau who I had financed my car through many years back.