Number 13 I'd change to Insurance.

I have transacted at least 5000 properties as a flipper developer and lender and I have had one instance of this. were someone recorded a mortgage 5 minutes before my loan went on record so when I got my title policy I was in second instead of first made a claim to my title insurer and they rectified it quickly and went after the bad guy criminally. 

There are also several areas along Ruger Ave near the I-90 overpass that  at one point in the past 20 years had some flooding and while they are not mapped by the city of Janesville as a flood risk zone, they are by insurance companies and may require expensive flood insurance. 

Costs involved in cash purchase: purchase price, rehab, commission to both agents (unless off market), insurance, and........?

But the question is whether one can actually achieve the proforma cash flow on older properties with a less economically stable tenant base.Based on your picture, you appears fairly young.My advice is buy properties in quality locations think long term 10 to 15 years - slowly and safely build your portfolio - equity and cash flow will increase over time and in 10 to 15 years you may become financially free.People talk cash flow is king but one can NOT generate financial freedom cash flow with $250,000 or $500,000 invested (equity).Even at a 10% cash on cash return, one needs $1.2M invested to generate $120K a year $10K a month.You want property to be self supporting so it needs to cash flow but once that is reached the focus in my opinion should equity growth which increases net worth.

We make money from value add features and services: credit card fees (ACH is 100% free), credit reporting for tenants, insurance policies (both renter’s insurance and landlord), our lease creation and e-sign feature.

You can use a calculator online to find out the principal and interest payment then just add annual taxes and insurance quote into the payment.

Is your DSCR ratio greater than 1-meaning are you cash flowing (according to the lender's criteria of mortgage, property taxes and insurance (and HOA) if applicable).

It is hard because you feel like you are falling behind, but you are so right that I need to ensure that my foundation is stable.

When you talk about liability you can offset that by making sure you have a good Insurance policy and close the loan in an LLC.LLC protects you and your assets from lawsuits and any litigation from any and all accidents/injuries.