Good Morning Angela, I am a Realtor in Florida and I understand this completely. ( I am not one of those agents) Thank goodness, I would suggest not letting them know what you intend on doing as they only see $$$ signs, and if you are looking for something off-market then their commission will be less,  I suggest looking for the deals yourself through Zillow, Make me move is a for sale by owner, your county records, for pre-foreclosures,  do your research first, then contact an agent to gain access to a property you may want. 

But that "Condo Conversion" would be depending on many other factor. 

I had a tatted up dude upstairs who was always sawing on sh*t at 2am - 3am in the morning.

Seeing this everyday I'm sure was a factor in my friends' brothers' delilberate demise.The renters helped me clean and paint beginning a few days before finishing yesterday. 

Could you rent your primary residence out if your job situation or other personal factors forced a move and have cash-flow? 

That sounds good until you factor in dealing with 15 different low income families , 15 hot water heaters , 15 roofs , property tax and water bills .

I know vacancy is a function of hundreds of factors, but in general, a property in close proximity to Ohio Stadium, downtown, the Convention Center, etc, - what is a conservative overall vacancy estimate for the year when used as an Air BnB type rental?

If not, you would likely need to account for that in your expenses. 2) I would make sure to factor in lawn care / snow removal (if applicable)3) Lastly, I would make sure to add insurance into your expenses.Otherwise, your numbers look good (although I cannot attest to your rent estimate as I do not know the area). 

What are your "minimum" factors to consider a property?

Any factor for anyone getting into real estate to really consider.