@Jake Fleming I would start with your local REIA and network there with investors face to face, build relationships and go from there.

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.

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

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

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

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

Are you attending any local networking/meetup events?