I'm confident that after investing owning rental property in it, you will agree that investing in a market with 2,000 people is a bad idea.No, flipping is not investing.

I honestly want to do this so bad but I always seem to find a reason not to and the reason on this house for me is the lower CoC return.

It is my understanding that if you go 5 units or more you will need a Comercial loan and Comercial loans look at the property value and the revenue it generates and not so much credit score or DTI...so look for properties that are 5 units or more.Or do BRRR (Buy, rent, rehab, refinance) using a private loan (mom and dad or invester) or hard money loan.I hope this helps a bit.Good luck!

I approached a larger branch bank chain, would i have better luck at a small credit union or a mom and pop bank?

When I was 16, I saw my parents real estate investment take a turn in assisting them pursue financial freedom and when I was 17 I saw the effects of bad mortgages on a close extended family member.  

@Brent Kiger I've been using rentigo for a while now and am really happy - @Cornelius Dudley is right - the tenants pay a service fee for using credit card or ACH and I'm assuming that's where they make their money from. 

I will try Mississippi, have not personally done deals there but a client of mine, has purchase 7 homes in Middle of the state, around Laurensville( I think is the name please correct me ), job in the area are not great, so he has Section 8 tenants. so it works for him and cash flows and vacancies are not that bad since is a older crowd. 

We have great credit scores and high income.

It was bad, I was fumbling, my daughter was crying, I gave my inexperience away...but that being said, I was scared to death but I did it.

12% is something like 6% physical and 6% loss-to-lease, bad debt, etc.