Even if it's just part time, the key to figuring out how PM is done well is by being present around people who have mastery of the industry. 

However, the units I see myself living in all barely break even on cashflow.

You can't even get an officer to a traffic accident anymore and how many domestic violence situations happen with little to no attention.  

I wouldnt give any consideration to what the seller needs in order to break even in determining the purchase price.

I've even paid for a subscription to have limitless access to all articles on multiple of these websites.

The reality is that you will not find that in the seller finance space, and even if you do, there will be virtually no discount. 

Make sure your real estate agent isn't just about closing that one deal but understands the benefit of protecting you on each purchase to ensure that you keep buying because you are enjoying success.  2.

Plus the added requirements around getting drawings and general contractor for even adding a tiny closet.

BiggerPockets also has a calculator to analyze deals, and I highly recommend you start this as soon as possible, even if you are not ready to buy.

and they charge per door and not sure if they even offer everything that I want.