During my REI investing journey I've done 7 1031’s, then followed each of these up with cost segregation studies.

Would you mind sharing the cost?

You can always consider doing a cost seg study on a property that you buy and that can also help with tax benefits if you cannot qualify for the real estate professional status.

That's three months of mortgage and utilities, the cost of flooring, and the cost of painting.

Do you feel like it has enhanced the productivity of your assistants to a magnitude that's worth the cost?

I know that interest on the acquisition loan can be included in the cost basis since it’s inventory.

Telling sellers everything wrong with their house and justifying your offer with repair costs doesn’t build trust—it kills it.

you may have to save up until you have enough money to do so - down payment, closing costs, reserves, etc.House Hacking: What Is It, How to Start, and Strategies for Successit's a more powerful way to get started. 

Can she pay you that same amount to cover some of the costs? 

Nights, weekends, holidays, etc.To keep this on-topic, though...DO figure out what's healthy for you to manage but remember it's a process where every experience teaches you good and bad (and be patient with that process).DON'T sweat the small stuff (damage/costs under $50, undisclosed dogs, etc.) but DO find a way to learn, prevent, put in better practices to maintain your sanity.