@Ben LeybovichAs others have said, it might help to go straight to  whirlpool, fridgeair and ask for a discount with no middlemanOR get yourself a nice alliant 3% cashback credit card/lowes 5% card and then buy one of those Lowes 10% off coupons on ebay and bam that's a a couple hundred in savings per set right there

You'll also want to ensure you have a good property manager to look after the upkeep of the property if you are not there to notice anything deteriorating or which may need attention.This article goes into a lot of the considerations about whether to form an LLC or not: https://www.mmpph.com/wp-content/uploads/2019/04/May-2019-newsletter.pdfCreating an LLC in California would cost you a minimum tax of $800 every year.

Here are purchase price limits:http://www.loanlimits.org/wp-content/uploads/2018/12/2019-between-floor-ceiling.pdfhttps://www.masshousing.com/portal/server.pt/community/home_buyers/225/income_and_loan_limits3) Value lower-priced properties that need work over higher-priced properties that are move-in ready.

If you choose Lowe's find one of their 10% off coupons, it can be applied to flooring.

I looked up the PA landlord tenant laws and found this handbook: http://lhop.org/wordpress/wp-content/uploads/Tenan...Page 31 covers insect infestations and says that the landlord is required to fix the issue. 

Start reading (if you're not already), i'm trying to make it through half of these books within the next few months:https://www.biggerpockets.com/blog/wp-content/uploads/2018/11/Best-Real-Estate-Books-Ever.pdf

My investors are happy to get an 8% coupon and an average annualized return of 13-16% upon refi or disposition.Am I being too greedy?

Just make sure they are state approved and that you have looked for coupons, discounts, etc. 

Reference the Millionaire Next Door, my take from that book was not to have to live like a hermit and cut coupons until you become rich at 65.

X-Amz-Algorithm=AWS4-HMAC-SHA256&X-Amz-Credential=AKIAJF4UXUF6KJMEJFQQ%2F20190110%2Fus-east-1%2Fs3%2Faws4_request&X-Amz-Date=20190110T063640Z&X-Amz-Expires=1800&X-Amz-SignedHeaders=host&X-Amz-Signature=46281b6f554d08d97991663de38093459a4230f77a5b3798cca46ca4358d23adhttps://chicagorealtor.com/wp-content/uploads/2014/05/6-0-MASTER.pdfI would definitely reach out to someone on BP who is in your area.