By the time a down payment is a reality for the price a Fan/Museum District/Church Hill duplex/Triplex/Quad commands, house hacking sounds like the ideal way to go. 

I think a hair over $300k would be closer to reality in the end.What are some gut reactions to the numbers?

In my opinion, you're better to stay where you are familiar with the territory, and leave the out of state investing to those that can afford to take the risk.Though you can't bank on appreciation as @Hattie Dizmond notes, in reality, nothing is certain,  including cash flow.

The reality is that there are plenty of opportunities for those who work hard.  

Rodgers, but in reality when it bleeds there it bleeds GREEN.

sounds like as a FSBO the owner is getting closer to reality with his asking price. 

The examples of some really successful investor who didn't go to school.All is totally irrelevant, they were then, this is now, you're 19, things will be even more different in 10 years, so these arguments and past examples have no bearing on what you'll be facing.RE investing, or a job in RE that many call investing, is not easy nor is it a real paycheck, most live from deal to deal for a long time. 80% fail in 2 years and go flip burgers or something else, RE is probably the most over hyped area of opportunities for young people, you need a bit of reality and not fall into some dream pipeline.I'm not saying you must have a college degree, but you will be better served with one.

@matthew @Matthew Harper interesting approach - if you identify that it's reality then I'd love to know the source so I can have them on my show as well. 

So the reality is I need to look for the long term at least until my credit and/or my cash flow increases.

Then, in reality, the value was assessed and the half equity was actually due from the other.