Jon, it's exciting to hear that your goals are getting closer to reality.

Single family houses walk through grass front parking lot, could pour in ~40' long sidewalks to their front doors.

If you're going to be investing there I'd try to stay closer to the better side.. there's too many D area homes sitting empty with frustrated owners that are afraid to put money into them.

Maybe you can consider each property to be mini-whys ;)  You should certainly know how each property fits into your plan and takes you closer to your goals.

All of my numbers (other than the purchase price) are super conservative so I honestly think that the rehab would be closer to $7500-10k and the ARV could really be like $220k based on comps. 

I would cut that pipe below grade, cap it, and cover it with grass.

Great point about aiming to get first property in 2020 - the sooner the better for sure, and only good things can come from moving timeframes closer.

@Craig Curelop  I will look closer to Michigan for a market that numbers work in. 

Probably closer to 2 homes with leftover money going towards rehab costs. 

@Christopher Davis you can 35-60 mins from Nashville and get to you numbers closer to that 1% target.