I don't see any line items for landscaping items: grass cutting, annual mulching, cleanup, and snow removal (if you are in an area with snow).  

so that typically means you're either (1) starting with a pretty distressed property, or (2) finding something where you can add bedrooms and bathrooms.a cosmetic rehab generally doesn't cut it whether you do the repairs yourself or hire them out.

To cut to the meat of your story:1.

I know it's talked about all the time, but I recommend people leave their equity and focus on increasing income, cutting expenses, and saving for the next investment.

I don’t do a lot of deals but when I do I do it very uniquely and cut out anyone that’s trying to make a profit but me.

The pennies saved today are at cost of the dollars tomorrow when cutting out "boots on" professional management. 

Go to meetups, tell your story, and I bet you'll find experienced investors that will help you out (by giving you advice, not by cutting you a check or partnering). 

I think the big component is leverage. 

I have added some of my most important components down below.

If the property owner is a "long time childhood friend", then she may be willing to cut you a deal where she pays for the closing costs and/or she may contribute to any repair/remodeling work that the property may need.Once you move in you could house hack and start saving money so that you can acquire more properties.