By the next morning, Dylan was at the property, contract in hand, securing what would turn into a $40,000-$50,000 assignment fee.

Then you have their listing fee (which can be a set amount or a % of the rent) and repairs. 

I would then need to bring $85,000 + closing fees to closing which seems like the worst case scenario Is there an option I'm missing???

(to harass my plumber/contractor) (The plumber left me hanging a few years ago so he fixed the problem for free, she has NO need for his contact info)  I sent her pictures of the damage and offered her the $50 cleaning fee back.  

A couple replies: The property would be managed by a local professional property manager who is paid out of quarterly maintenance fees charged to the owners.

In Wyoming, and the registered agent name and address is hidden by the company.  

The $75 fee may small in comparison to repair costs.

I've also heard anecdotally on BiggerPockets that the concept of other States being super landlord friendly is sometimes overblown (in other words, sometimes even in the most landlord friendly states, things can get sticky)In other words, I'm not sure how much the potentially friendlier landlord laws would convince me to purchase far away in other state, when that also comes with its own challenges (the inability to self manage, property management fees, etc) This debate on whether I should locally invest vs out of state has left me wasting time so now I feel I just have to make a decision and go for it. 1.

Some of created businesses that find leads and charge a referral fee for sending you a lead that books. 

To make things simple, let’s consider the following expenses:Rental property taxes: $500Repairs and maintenance costs: $1,000Utilities: $1,200Property management fees: $2,500In this case, the total allowable expenses are $5,200.