It’s just another appraisal to make sure you aren’t “cooking the books”. 

Building plans are generally owned by their author/architect/engineer.

There aren't many choices out as far from town we are. 

It seems like other than capex that the landlord is responsible for (typically roof and HVAC) there aren't many reasons why I wouldn't achieve the broker's forcasted NOI. 

In the long run, you should see cashflow go up but you probably aren't going to retire off cashflow in the early years, even if you bought a coupled dozen properties.So, if you want to dip your toe in the water the easy way, start with a turnkey rental. 

Most can't do it because they are looking for quick money and don't want to do any work are aren't really in it to help people.

Window units aren't a deal breaker unless its a larger unit.

STR's aren't impossible here, but depending on the area, you'll find them to be extremely seasonal.Other strategies that have worked for me and my clients is the MTR route, there's a robust hospital system in both NYC & LI that is always hiring contracted nurses for 3-6 months contracts. 

It doesn't mean there aren't more to come.

They aren't going to pay for closing costs, they are going to want something around 8-10% interest, HML is around 13% right now and if they doing 7 years, they would want a lot more down payment than $10K. probably $30K