And after you have sent 15k on downpayment and closing costs, you have 10k left, which is just enough for one HVAC emergency replacement and some paint. 

That's pretty low for a 3-BR - I'm seeing the FMR for a 3BR in that zip code is $1,850.But at $1,300 for rent, you'll probably find HMLs that may lend you around $120k if you have a good credit score in my opinion, which means you'll need $45k + closing costs.

The family viewed the house, loved it, and requested that I install satellite TV and add it to the costs, which I did.

So, the extra unit may cost you more then it brings if you cannot access equity or if the market discounts the property when you go to sell due to financing available.

Either way far more cost effective than hiring a VA to skip trace which I did a few times and burned a hole in my wallet.

I've already picked up some great tips, like focusing on operating costs, using comps for ARV, and the unicorn-like nature of good contractors.

If the trust gifts you the property, it retains the original cost basis, potentially leading to high capital gains taxes upon sale.

Also, the turnover will be much lower, but maintenance costs might shift too, so it's good to plan for that.Happy to connect if you need more tips!

Utilities cost $150 per month.

There is a reason why I buy properties that cost a multiple of what typical cheap rental properties are going for.