I don't see much danger here.

It is in Memphis which is a very dangerous place.

That my man is what the "Dangerous in the current market".  

That may sound dangerous, but if you are increasing income 20% by virtue of your renovation plan you are above a 1.2:1 debt cover by year 2 or 3 at the capped rate. 

The danger of entering into a partnership, specifically general partnerships (just a verbal agreement,) is that if there are legal issues that exceed insurance revolving around any investor OR the property, then all can be assigned a judgment.

Dangerous 

Words like "hustle" "hack" and "guru" are misleading and dangerous.

Repeated failure, brutal humiliation, having your dreams shattered, your finances destroyed, feeling the contempt and ridicule of your acquaintances, the disgust and shame of your family, the abandonment of your fair-weather friends.There's no one more dangerous than the person who has nothing to lose.

The extremely bad neighborhoods here based on the map are not actually dangerous at all.

Unless you bring in a partner this is dangerous :/