I'd also suggest running some for-rent ads, to see what type of response you get.It's notoriously difficult to accurately predict ARV on these types of properties, because they're so niche, and the market for them is usually completely different than the market for more standard properties...For instance, a lot of lenders won't provide a mortgage on a property for less than $100k--and if that's the case in your area, that would mean that the only potential buyers for the property are cash buyers, which makes selling the property more difficult.  

If you're not satisfied, you can cancel the contract.I highly recommend doing this, as it provides an easy out. 

@Michael LeBlanc, it's 100% unnecessary to open an LLC on a house hack.If you want protection, ask your home insurance provider about an umbrella policy.

So, how do I balance neighborhood safety vs rental demand?

While I don't know your personal capabilities or background, the objective should not be to merely purchase real estate, it should be to execute on an opportunity where you do right by your capital providers. 

  - I couldn't confirm any of the phone #'s provided. 

You can use one of the many third party payment providers or have your banker at BofA give you access to ACH debit and you can draft their accounts yourself.

Do they provide audit protection?

This strategy provides steady cash flow and potential property appreciation over time.Fix and Flip:Acquire distressed properties, renovate or "flip" them, and sell at a higher price.

Local credit unions or banks could provide funding that is more suited to your requirements and have a greater grasp of the community.Understand the local construction codes, zoning laws, and any other rules that can affect your ability to make improvements or rent out the property.Make sure your escape plan is well-defined.