And you can always give someone a rent discount for being your "eyes and ears" on the property, but that shouldn't cost more than a couple hundred bucks a month. reserves of $300/unit counted in expensesReasonable, but not an "expense," (i.e., shouldn't affect NOI/value).

I've closed hundreds of deals with her.

You can easily make a few hundred in a weekend.Find a part-time job doing handyman stuff for other investors ($25+ an hour)Go through stuff you own and sell it on CraigslistDrive for UberTaskRabbitMow some lawnsGet a higher paying full-time jobIf you are wanting to make this real estate thing your life, you need to eat, sleep and breath it.  

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I agree with every point you made through personal experience as an investor here in Charlotre and after helping hundreds of investors from high priced real estate areas like  NY.LA.SF.  

So, be careful about those things, and don't upgrade counters or cabinets or add bathrooms or carports, etc.

I have literally run hundreds of APOD calculations in my home state and getting incredibly frustrated.

I wouldn't spend time building a list of a hundred, just find a hot deal first. 

I have seen them (Lowes) pay for a whole set of kitchen cabinets that weren't up to par because of the manufacturer.

The walls were very close to Casual Khaki, Sentimental Beige and in the house with white kitchen cabinets, Spun Wool.