I feel like its time for me to invest in something for my future.

I know people have said stay away from the south east and these are some of the neighborhoods that are considered “good” but I feel like the numbers are not great in these areas.

This RE game is mostly about gut feels anyway.

Start interviewing and get some reports from them on the market.Check Zillow to see how many listings there are and get a feel for how long they are on the market. 

With an ARV like that and needing to demo and clear the aftermath, I feel like an investor would have to get it for free lol.

While getting a template (likely from another state) may make you feel good, when the time comes for you to enforce the agreement and it does not hold weight will not be worth the savings. 

If you're open to providing feedback or exploring potential partnerships, I'd love to connect.Please feel free to comment or reach out for more details.

The forum here on BiggerPockets is a great resource, and local connections can complement your online learning.Best of luck on your real estate investment journey, and feel free to reach out if you have more questions!

@Jacob Heckford After a year, how do you feel about Invelo? 

You could be in an uncomfortable spot if they're expecting a sizeable refund for their security deposit or a pet deposit, and the seller didn't give you that money at closing.