And, cutting off liquidation options. 

Ask for seller concessions to cut down closing costs.

He doesn't cut a big portion of capital gain taxes all at once to the IRS, 3.

I've stuck with the tried and true reasons I've heard to keep my search ranking high (quality photos, stellar reviews, updates to my listing) and that helps but in slow season, when I'm not willing to cut my rates as much as some of my competitors, it can be a ghost town.  

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

The seller can pay for it at closing (the title agent will cut the check to the trade to ensure there is no resulting lien) and provide proof of the replacement to the insurance provider.  

Am I not cut out for this?

on 6 units, the on-going maintenance/cap ex will cut the $4k in half.  

Hardly anyone can prep properly, mask or dropcloth properly, cut in around trim and windows, get even coverage, etc. 

I tried to not cut any corners.