Are these actual operating expenses, or pro forma numbers?

I've done a lot of reading and understand some of the basics with GRM, NOI, cap rates, cash on cash, pro forma's, etc...

As for a personal residence, I've got a realtor for MA, but as there's an equal chance I could end up in NH, I'd love advice on who to work with in the areas identified.

So, here are a few websites and tips to help form a general idea of a particular property's market value and its investment value.Shelby County Assessors Website - http://www.assessor.shelby.tn.us/content.aspx^ This website will give you the assessor's opinion of what the property is worth and it also provides a tax calculator so you can calculate the city and county taxes.

I am in communication with a few sellers already and trying to form a deal via lease option, or buy hold and flip. 

You shouldn't pro forma the hit on vacancy and rent control.

If it’s turnkey, you should have the property under contract and the due diligence and appraisal completed plus have your portion as cash in the bank.If the project is a renovation, you should own the building outright, have completed due diligence and have the construction quotes in hand.Of course, you need to have the pro forma, 5-year projections and a spreadsheet that describes the payouts, spreads, rate of returns and stuff to the equity investor.If all the numbers make sense and the equity parter understands what they are getting into, they will will listen to you

You also want to dig into the numbers that they gave you to ensure they are real numbers and not pro-forma. 

Summary - Be very careful buying low price rentals in the Indy Market and take the pro-forma's of any turn key with a huge grain of salt I purchased from High Return Real Estate in July of 2017 not knowing anything about the market aside from listening to their podcast selling Indy really hard and why it is such a great rental market.I took the bait but unfortunately it has been nothing but issues.

There are a group of us that are trying to form a central Indiana real estate investors group to network, build ideas, and maybe do some deals with each other.