Lastly, I am well aware of how important ones time and energy is.

Be sure to watch it all, particularly the last 7 minutes https://www.youtube.com/watch?

Lastly, there are a lot of costs to being an agent (MLS dues, local board due, NAR dues, continuing education, desk fees, office fees, etc) which adds up.

@Matt Motil, I was under the impression that I couldn't do that with REO properties.

Often times pouring boiling water down the drains will help clear this.I do like the product THRIFT (which is sodium hydroxide crystals) for clearing out clogs and keeping sinks running smoothly; it's impressive to watch work with hot water. 

Hey Gabe tell me about your last couple of deals

It is quite a competitive market and  prices have gone up pretty quickly over the last few years.  

The 5K was a precaution against any unforeseen expenses before my last walk through and I would definitely make sure if they were necessary before including that in my final offer.

A lot of this you'll begin to understand after watching/listening to podcasts or reading books/blogs/these forums.When you hear something that could lead to a potential deal, follow up on it immediately.My last deal came from a dinner with a few other couples.

I did a second list last month and just for absentee and it turned out the same.