@Michael Swope  We are concentrating on Fort Wayne IN right now.  

Sounds like we are in the same boat and have similar goals.

wow, just so we are clear my phone isnt letting me see what i type until i post so im not normally this bad

We are also interested if you can please contact our office at our convenience.  

Including holding costs (which includes loan pay down) and all renovations, we are all in around 150K. 

Sounds to me like normal wear and tear from them living in the house (probably kicking the screen or something stupid), should be up to the tenant to keep the property (the screen) in good condition.

I would also like to have a lawyer already vetted in the event of an eviction in the future (none currently pending). 

Perhaps after some period of time with rates rising to and past the 2% market return expectations will indeed rise but that will be more of a lagging characteristic and not immediately impacted by the rate increase event when it happens.  

I don't know where the market is headed so i'm worried i'll end up losing money as we are at the height of the market (sellers market).

I used TN Title a couple weeks ago and we are still waiting for them to finish their work.