With many advisers there is safety.  

Centralize your back office / use remote employees / VA where appropriate to cut costs and improve service levels / responsiveness.  5.

It is what is left after snow removal, cutting the grass, utilities, tenant issues, parking lot issues, property taxes, mortgage payment, etc. that make a difference.

My updated expected monthly rental income will be $2,800, resulting in a cash flow of $795 per month (excluding my share of the split utilities).I plan to set aside at least 80% of my cash flow for property-related expenses.Additionally, I’ll be installing keypads and security cameras for enhanced safety and operational efficiency.

He probably took a cut in the middle and figured it was easy money. 

Another option is house hacking—buying a small multi-unit, living in one, and renting the rest to cut costs.

Take it with a grain of salt as safety is subjective.You could also ask your Realtor and property manager their thoughts and maybe next time they are in the area to take photos.

Looking for 1% deals will be cutting things close. 

There's a transaction fee cut off each payment (to cover the cost of the company that handles the transaction). 

Since you have high incomes and can cut your spending quickly if necessary you should be ok with some cash in a HYSA and some short term credit available.