It's in West Knoxville--close to where Westland and 140 meet.  

It's not a bad choice as northern Colorado is in a state of steady population growth.

To your point about being concerned that a seller is upset if he/she sees a large assignment fee on the HUD, an option to consider is a SDDC (Same Day Double Close).

I'm like, I don't do walkthroughs with tenants (thinking to myself, especially tenants like this...) and that if the house is in the same condition as it was rented in and utilities are closed out, he'll get his full deposit back.He then has his fiance start hitting me with a barrage of letters they are texting me about their move out date.

Which would require you bringing ~$25k to close. your plan seems smart and based in the reality of our current economic conditions.if you would like additional info about what's available in my midwest market, including analysis of possible acquisitions, reach out to me.

Most require a cash deposit and if you don't close for any reason the auctioneer is keeping it.

But carrying on like I said I would have about 10-20k depending on closing costs in reserves and have another bank account with back up back up but I really do not want to touch that, with that being still said I am not adding to capex, maintenance, or vacancy every month even though I probably should. 

To be able to get that respect from any agent you need to have a proven track record of closing deals.

I've been researching Bigger Pockets content since last August and I recently closed my first set of deals.

Just closed on a 3 bedroom, 3- bathroom SFH in Grove City for investment purposes.