Happy to connect if you have any specific questions you are looking to get answered or just want a general run down of the investing landscape here.

I've seen landlords live in blissful ignorance for 5-10 years due to dumb luck, then their world comes crashing down and they lose everything.I have a book, there are some in the BP bookstore, or you can check out one of my personal favorites, Every Landlord's Legal Guide by NOLO.

You have to do some work to create real estate specific "Classes" and expense accounts for QB.

If you buy it too low, in some jurisdictions they will call it "equity skimming" which is illegal.It can be very profitable, I've done many, but you really need to know what you are doing. on pre foreclosures on the West coast if you happen to do them legally .. the old owner is due 80% of the profit if you sell within 36 months.. so there is that.. but if your buying pre foreclosure for long term hold and wait out the 36 months then your fine. the reality these days is post GFC lenders/ banks/ servicers have realize that working with the buyer to reinstate recast redo the loans is far better than taking it all the way to foreclosure so your correct its usually the worse houses that make it all the way to the end and go to sale.thats why if you follow NODs  Notice of defaults or whatever they are call in your state. you see so many postponements and or removed or paid off etc.. so you hone in on one property do all this work only to have it not go  to sale  rarely are you going to buy a home that you really want LOL

Once they exercise seller financing, the property is sold and all 1031 rules apply. 1031 has specific timelines.

specifically AZ, NV TX, UT, WA and CA

Your specific variable expense assumptions are wrong, BUT you stumbled into them being correct overall.Also, you are approaching this correctly - entering in the numbers to generate a purchase price that meets your metrics:)

I’d like more information on the DCSR lenders if anyone has specific recommendations.Also, if anyone needs advice or repairs/ replacement on plumbing feel free to send me a message! 

I would think that a property manager would be able to assess your specific unit, be able to determine what market rate is for the local area and the quality of the unit, what the market rate rate is for your specific unit, to suggest what your unit could rent for based on some improvements and have a sense of what rent increase would be tolerable by the tenants. 

Find the REIA group for your areaAs Henry noted, post something specific for your area and tag your market.Get on Loopnet for your area and property type, reach out to the brokers that are listing deals and offer to take to coffee (they are often invested in deals too but you could ask for connections to other operators that might be getting started).And, again as Henry noted, each person you meet, ask them what other networking events they have attended that you can put on your list.