EDUCATE YOURSELF - yes, it will take time, but will lead to a selection that better meets your expectations & avoids potentially costly surprises!

I'm honestly surprised, right now our only debt payment is a 857 mortgage, no car payment no student loans no credit card debt, and good credit 740's. she doesn't make just a lot (41k a year) but with the 857 mortage payment, her debt to income shouldn't be much over 25%.

How do you typically handle unexpected costs or delays in your real estate projects?

You will be surprised how often that will get you more information...often critical information.Second, if at all possible, try to get on the phone with the landlord prior to the current landlord. 

Because you can afford a house, you can’t afford a surprise. 

. ;-)  Hahaha yeah I'm not surprised!

You might be surprised—many successful people enjoy sharing their knowledge and helping newcomers.

What are the barriers to entry, surprises, pitfalls, etc ?

There are no surprises here...inflation is a human made thing. 

By investing, you can create multiple income streams that not only cover unexpected expenses but also give you a sense of control and empowerment over your financial situation.