I would expect for a 160K house the rent would be around 1100 not 2100, however if you did the full rehab and the property is really 360K then 2100 would make more sense. 

Right now like many others on BP, I am working full-time and studying real estate in the few hours I have outside of work.

Bought a 6 flat, full gut ($700k rehab), rented it out, refinanced, and rolled proceeds into another project.

Red flags are overly eager, offering to do repairs, offering advance rent payment, inability to pay FMR, deposit, LMR in advance in full, negative comments about present landlord, needing to move in less that a month. 

In the end we accepted a full priced offer, as-is, no inspections!

if anyone holds themselves out as any kind of lender in a public forum then they are simply  a HML end of story.

I am taking a HELOC so I obviously do not have the cash lying around to pay it back in full. 

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Well...the Dayton Dragons baseball team has the most consistent sold out games of any sporting team in North America (startling fact), Warped Wing opened a second location, and a half dozen other breweries are now open in the city...Boston Stoker coffee is totally awesome and has several new locations (this is important because it's a key indicator for the successful revitalization of many cities...beer-food-coffee is key)...there is a river front development that is reminiscent of Columbus (which was awarded best on the country), there is big inner-city revitalization...I saw a developer by the name of Simms pre-sell 24 $500k "Brownstone" townhouses in the center of downtown (unheard of in Dayton)...there are 30 renovation projects going on downtown...and they now have a full time staff on the streets to keep the city clean...the population is on the increase for the first time since 1964....I mean this is pretty superficial, but it's every bit as important as economic indicators...there is a lot more to this...There are still "war zones" in abundance in Dayton and it's the Opiate Overdose capital of the USA...but getting better rapidly...just proceed with caution if you elect to invest there...a local subject matter expert is a must!

Despite being very handy, I work a FT job, I have a family and other commitments, thus my time is extremely limited and I've found that for me, it's more lucrative (mostly in the long run) to do flip-to-rents (using the BRRRR method) on the side (and keeping my full time W2 job).