My biggest concern in your description is adequately accounting for the capex on the house.

Maybe OP just lacks confidence in his docs or needs to review with their attorney to ensure they understand, perhaps an inexperienced escrow or OP doesn't want to be a jerk about it, he's looking for advice on BP about the nuances in this "grey area" and wants to be professional but without being taken advantage of by what sounds like from his description to be buyers acting like clowns. 

What is the description in the MLS? 

In your description of the deal, I didn't see what repairs you plan to make or your estimated budget and timeframe.

Obviously some did not do as well based on their chosen tenant demographic and geographic area.

@Connor Burke just based on my quick look 1) all I can see is the outside pic you posted in the calculator, but based on the age of the house from that pic and the description mentioning needing a "little TLC" $8k may be low for repairs, 2) if it were me I'd up the vacancy to at least 8% since 8.33% each month would give you a month's rent set aside each year (1/12), 3) again, I don't know the age/condition of the house but my guess would be 7% CapX is a bit low, I'd up it to 10%.Not being familiar with the area, I won't comment on the assumed ARV, rent, water/sewer, or property taxes you used.

Each unit is 2x1 and from the description, it would seem it needs little or no rehab work.

Ideally, with a brief description, what would the easiest, stress-free rent collection process look like to you?

Seems to fit that description pretty well. 

Similar to other markets, is it still possible to find real inefficiencies and geographic areas that will be going up in price?