And when snow comes this weekend I’ll be out plowing making money.

Shovel snow, blow leaves etc.

Management (even if you self manage you should budget for it so that that if something changes you have the room for it) repairs, maintenance, (this should b low initially since you just did rehab but in the rental game things happen and you should plan for it) Snow removal?

My real estate agent said if I bought a place in the south towns then I needed to provide snow removal.

They can be handy for tracking lawn mowing and snow removal and provide footage in a slip and fall. 

The few items I see that you (maybe) missed were capital expenditures (CapEx), Lawn/Snow care expenses, and $1,500 for maintenance might be kind of lite if the property is older/not updated.  

I'm hoping the fees take care of lawn maintenance and snow removal but that could be an additional expense. 

Also don’t forget lawn care/snow removal. 

Hey Real estate champions, what option sounds best to you, if the intention is to get best return on real estate investment,  good cashflow,  cash on cash, less vacancy,  low maintenance, least hassle, and expect property appreciation over time etc might not go for BRRRR currently, due to time constraints, and it's tough in bay area.but considering, open to anywhere in US (but not a fan of snow) , and down payment is not a problem (although there is a max limit,  but let's assume it's not critical to put 100k - 500k down payment ) Option 1- Go big, all in, one apartment complex may be 20 -40 +units  in TX, AZ, FL or where ever its possible, hire onsite manager.Option 2 - Invest small, buy multiple duplex/ triplex etc. near by,  try to manage self to save on prop mgmt Option 3 - Go for multiple single family homes near by, manage self. easy to sell/buy individually if needed Option 4 - Go for Land, rent space for RV parking,  mobile homes etc .

You need actual figures for insurance, taxes, lawn care, snow removal, maintenance, CapEx.