Its taken longer but net profit is much higher than I anticipated in beginning..

You left out information that maybe relevant such as taxes/insurance per year, maintenance cost anticipated per year... plus other expenses depending on rental such as management fee(if you aren't manager), advertising cost to acquire renters, etc....

But if they use it to excess, then the electric bill will be much higher than anticipated and if that month of high electric comes during a time that the tenant is facing hard times, they are more inclined to pay for their heating than their rent.

I anticipate consultation time (10 hours on the listing side) would be a key feature of my offering.

I have heard this area is very saturated and since you have no intention of using the property yourself, I would look for a different area and property that would be anticipated to cashflow.

You’d want to sell and buy before any anticipated appreciation. 

Could not have anticipated all the problems and I had yet to invest in Note education. 

In my experience these brand new rentals don't get the rents anticipated by out-of-state buyers.

If she wants to protect herself, tell her she can record the inspection with pictures, and you will give her a signed copy of the inspection sheet.Honestly, if you anticipate the charges to be less than $500, I would refund the deposit and be done with her.

Our supply of homes for sale on the MLS has been steadily increasing for several months, so I don't anticipate that price will start to increase until later in the winter.Right now is a great time to buy, with less competition it's a lot easier to get seller concessions to cover closing costs and interest rate buy downs.