I pay $50 for a cell phone so that I don't have to drive all over town!

Although I would recommend that you learn to develop your own models as it will save you a ton of hassle and loss of brain cells in the long run.

If you get the landlord's number (it could well be a cell phone) send him/her a text. 

If you wanted to have multiple VAs able to call in and out underneath the call in number then you would set up a ringdown with multiple phone lines underneath the call in number.Ultimately I think you will spend a lot more money and have more difficulty finding a VA with a cell phone plan that is willing to let you forward an unknown amount of calls to them.

My rule of thumb is no more than 10% of your nest egg in any one deal. 

the fact that you didn't ask how to wholesale, how to house hack with an FHA, etc while blatantly just saying "I don't have enough for a downpayment" ....shows youre just trying to ask for someone to hold your hand and give you the golden egg on how to make it big. and I'm only being an A hole about this because I'm close to your age and most of my friends always ask how to do real estate with 0 self-motivation and research. if you really want to make it in this industry, research  and read Everything. then ask SPECIFIC questions

Kinda like making a chicken soup out of the chicken that could provide you eggs for many years.

I know that the extra set of () will allow you to use non-contiguous cells in the calculation and excel will see everything inside as a range of cells for the calculation.If all the above is correct, my thought is that I should be adding the sale proceed to the final year cash flow from operating the property (E1+E3) and then using the result to calculate IRR.If I try something like this is get an error: =IRR((A1:E1+E3))With the first forumla above, my concern is that it is interpreting cell E3 as separate cash flow from a subsequent period, rather than occurring in the same period as the final operating cash flow.

We cater to families who want a "farm experience" for their kids (collecting eggs, playing with our goats).

I’m not for putting all of one’s eggs in one basket, but $300K could get you a significant property perhaps size enough where property management made sense.