My last transaction is up ~$1M above costs. 

Whether the seller was open to a buyer commission or not, I wouldn't put an additional cost into any personal purchase.  

Can try to reposition to Class B, but neighborhood may impede these efforts.Vacancy Est: Historically 10%, but 15-20% should be used to also cover tenant nonpayment, eviction costs & damages.Tenant Pool: majority will have FICO scores of 560-620 (approaching 22% probability of default), many blemishes, but should have no evictions in last 2 years.

Can try to reposition to Class B, but neighborhood may impede these efforts.Vacancy Est: Historically 10%, but 15-20% should be used to also cover tenant nonpayment, eviction costs & damages.Tenant Pool: majority will have FICO scores of 560-620 (approaching 22% probability of default), many blemishes, but should have no evictions in last 2 years.

. - WRT income, at a minimum it has to cover all of your costs plus some for unforeseeable expenses.  

I lived well below my means, worked a full time job for years while doing this on the side, persisted when others did not... and now I am enjoying the fruits of my labor.  

The cleaning and repairs cost a conservative $2,000 because you did all the work yourself.

It's great for cashflow and our entry level costs are lower than a lot of other markets.

Those costs are a lot higher than you might expect.

Debt service is way up, revenue is generally down, down payments are way up, financing terms and costs are much worse.The time of fast scaling has passed, unless you're very creative.