I've read his book, it's basic common sense, but most people have no impulse control and can't stand having $1 left over at the end of the month that isn't allocated to the next instant gratification consumer product.I'm trying to take a balanced approach to REI, use leverage in a sensible way and accumulate while having a comfortable cushion for bad times.  

I don't know what that costs, but I am pretty sure he never allocated money in his business planning to be defending himself for brokering without a license.

You need an agent, one on salary you'll pay the listing agent's commission (selling) and then allocate the salary and any bonus as the buyer's agent's earnings, the do not have to be the same.

To stay away from this I allocated time for each at the first of my day, addressing issues or whatever was needed for the time allocated, then off to the next.

After allocating 50% for all expenses, that leaves $1908 in NOI.

If your cost is less for a roof then the monthly allocated expense is reduced. 

Under RT-4 zoning, I have to allocate at minimum 1000 square feet per unit.

It sounds a little weird to do it this way, but when you have a water bill that spans multiple months, and tenants move out/move in over that period, it helps allocate the bill somewhat fairlyUnit 1: 2 tenants (A&B) lived there 15 days then moved out.

.- CapEx / CAM:  A few things...1) true CapEx might be low if you're only having to cover big things INSIDE your unit like appliances, major furnishings, and (maybe) HVAC, but make sure it's enough.  2)  Short-term HOA items should cover CAM (common area maintenance) items like landscape/snow, but if they have underestimated, you'll see a higher HOA fee very soon.  3) I don't trust HOAs to adequately save for long-term HOA items like major building fixes and replacements, so depending on your intended holding period, you may want to account for these by allocating more to CapEx.With the room in your current numbers, even some changes in these will probably still result in a good deal.  

Meaning, you as the buyer are obligated to make a purchase within an allocated time and your Realtor is obligated to fulfill their duties to standards.