I see so many trash deals from people who have never flipped a property and they have no concept of why it is even a trash deal.That doesn't mean you can't succeed without item #2.

Homewyse.com is a good source to get costs for individual repair items based on zip code if you need them for your spreadsheet.  

My family is very frugal and minimalist, so other than food and baby stuff and a monthly public transportation ticket, 10 dollers a month for cell phone,  we have no expenses.So what do i do with all my income?

Items I would like to see integrated:- CRM- Email Marketing Campaign (likely from CRM platform)- Issue/Break fix tracking

Recently, I’ve started adding a serving tray with items to help my guests feel more comfortable during their stay, including a QR code to an online welcome packet.

The government isn't mailing them copies of the violations.Assuming these items could have been discovered in a permit/violation search, it's actually your buyers agent, and the title company you should be upset with.

Of course we've had personal items left behind (wink wink), gun, etc.

Due to item 1, adding an ADU can require years to start achieving any return (once the accumulated cash flow recovers the initial negative position).4) Adding an ADU is a slow process.

Check big-cost items more carefully.

And I can understand that with 5 kids some of that first WC payment did need to go to food.