Take the following with a grain of salt, as I am not a lawyer, nor am I in your area.

At a 500-700k budget, I'd look at a 2-4 unit property in places like East Nashville, Colorado Springs, Raleigh-Durham, Richmond, VA, maybe Salt Lake City (though that budget might not cut it there).

(So I can easily put in the terms I like and make a lot of offers quickly).ive decided to use a RE lawyer to represent me, but only after I have got down to pretty much sealing the deal the.

My greatest pain point is not that the deals failed, although that certainly adds salt to the wounds, it's the poor communication, false narratives, chasing (almost begging) for updates, lack of full disclosure, the smoke and mirrors, etc.

I am no expert, so take this with a grain of salt. 

Especially, out-of-state investors too that have no such connections looking to invest in Salt Lake City area.

Driveway Sealing: Done every 2-3 years, usually paid by the owner.3.

This City required individual lot grading plans, signed & sealed by an engineer, for each building permit.

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. 

Property manager had pest control come and they mentioned “partial exclusion” on an invoice, and calling the pest company I found records that they sealed up those drains.