While the taxes on the listing may seem reasonable if it turns out they’re 300% more than they were two years ago just because the community has increased its spending this is a trend that will quickly make your cash flow evaporate.

If you had also spend money on renovations and improvements while occupying those should have gone into service then as well. 

If you are able to manage it yourself, I think you will get a lot of very helpful education in real estate by spending a least a year or two doing that.You'll be able to work with property managers a lot better if you've done the work yourself for a bit, and it also helps to get familiar with the various laws and regulations you have to comply with as the owner, even if you do have a property manager in place (e.g., the new RI rental registry and associated lead paint inspections/certificates).It's up to you whether you're able to do it, but I think you'll get a lot out of the experience if you can try it for a year or two.

The number one mistake that I saw buyers making was jumping right into negotiating (and not very good negotiating at that) without first spending the time to build rapport.

We've been reading everything we can get our hands on, listening to podcasts, and spending time every morning reading and learning from the forums here at BP. 

We plan to spend the next 6-12 months continuing to earn and save, as well as nail down a final market we want to househack in.

I “assume” they meant you wouldn’t defer all your taxes if you used leverage on a $450k purchase instead of “spending” all your cash.

Here is some FACTS to chew on, yes, from an immigrant household who has actual 1st hand current experience in immigration. 

Stop hanging out with your deadbeat buddies who spend all day drinking, talking sports, and otherwise wasting away.

I'd look for a good brand and spend some time looking at reviews from a big box store.