things missing in your list (everyone manages differently, so take it with a grain of salt)Vacancy rateTurn overbad debt legal fees (evictions as needed)accounting fees for professional tax prepmaintenanceProperty TaxesSales Tax on PM fees (In NM, this is charged, not sure about where you are)Reserves for replacement CAPEX - furnace, water heaters, ac, roof, parking lot, etc.Admin, software, advertising, etc.Cost segregation study for accelerated depreciation captureAs for your loan. 

This year is the first year I will qualify as a real estate professional and be able to take some aggressive deductions through things like cost segregation studies.

There are also countless threads on BP discussing this issue as well as people on here who can assist/recommend.

Then if at the end of whatever time you have agreed upon, if the tenant still has not left, you can get the Execution to move them out.There are programs out there that may assist the low income tenant with first last and security as well as some moving expenses at a new apartment.

Study landlord basics, especially on what to include in your lease (going forward you will ALWAYS have a written lease).(2.5 Learn from mistakes and don't repeat them.)

You have consider that your average first time home buyer, has no clue how to read an LE, does not even know what fees are for what, and needs that additional assistance for them to feel comfortable purchasing their first property.

Based on the value of a property you can likely get away with a inexpensive desk top study such as condos and you will require a more comprehensive engineering study for larger properties like a 4plex.Desktop / modeling options are sometimes good for smaller residential like you mention. 

Felt like I was speaking with a virtual assistant backed by AI.He estimated my re-roof would be half the size at double the rate quotes I got from everybody else... truly amateur hour for somebody that claimed to have done hundreds of these.I also was never able to find more than 5 property records tied to his name or to related LLCs.

If you need any local boots on the ground, let me know and I can assist, I'm in Akron daily.    

Please let me know if there’s any way I can assist you.