My parents keep rents low and are "patient" with renters in order to avoid the hassle of people moving in and out--older people like security, I guess.  

Would be great to clear some capital if you had a good exit strategy there, but you might be able to get going on the primary goal even faster if you could go with a low money down approach like an FHA Loan or House Hack.  

If there are any seasoned investors out there that wouldn't mind walking through the deal with me, I would love your input and willing to compensate you for your time.

I'm trying to figure out if I should just get my Indiana license (I am licensed in TN), since it seems the low cost/commissions keep realtors from spending any time, which is somewhat understandable.

Inventory is still very low.

Also, through my research I am learning that many banks/ lenders offer low Money down options very similar to FHA and PMI terminates after 20% equity is gained; which is awesome. 

We are going to reach out to the power company to get records on 12 month high & lows to get an idea of annual electricity costs.  

I'm looking forward to fall and football season in the south.

After this deal is complete, I would have a property that the cap ex would be low for many years to come and I may be able to 1031 or something along those lines into something larger. 

Love that strategy, especially with rates in the low 4's.