A good turnkey provider should handle leasing, renewals, evictions, repairs, maintenance, and rehabs for you.

The owners died, lots of heirs and no one wants to put up money for repairs, taxes etc when they only own a small %.

I have a great tenant and very few repairs issues (I put in a new HVAC and water heater a year before I moved out) but will eventually need a new roof (house was built in 2005). 

@Craig Curelop is a great resource to assist with this as he is in Denver and wrote the book on house hacking for BP.You are a little numbers heavy vs. expectations meaning that it seems like you are really counting on these numbers to work and they could be tight which can be scary for a first property.

Pretty solid points here, I would also like to add refinancing with a non-traditional DSCR based loan can assist with getting access to cash quickly as there are many lenders that have a lower seasoning requirement. 

I'm thinking a house hack with a V.A. loan so you could slide with that 0% down and allocate funds for repairs. 

New roof, siding, soffit, fascia, flooring upstair, repair fencing, yard work/landscaping, new flooring upstairs, new vanities, kitchen remodel, new paint job What was the outcome?

Check for cap ex coming, mechanicals, and smart repairs to do now that will save you later.

The actual cost of any maintenance/repair/capex is a higher percentage of rent to reserve, the lower the rent levels are.Additionally, and this is just my personal experience, if you buy in a Class C area, you will get a Class C tenant.  

I generally pay on average 400-500/month a month for basic maintenance and repairs. 5200/year for property taxes. 5000/year for insurance.