Our plan is to use the "Sneaky tactic" and for the next few years, the plan is to buy a house that needs a little TLC, fix it up as we live in it and move on to buy another house until were tired of doing it or reach a decent income.

A property manager should always account for both income and expenses—you’re the owner, and you have a right to see exactly where your money is going.It almost sounds like he thinks he’s doing you a favor instead of working on your behalf.

We are still seeing Reno as the place to be right now and Sparks is also getting more expensive. 

Worst case you have zero money and you pay interest for one month on $330 for an “expensive” repair. 

If I can find a property that just needs cosmetic updates, covers its expenses, and leaves a little extra, I’m interested.

Ensure you collect a proper security deposit (typically one month's rent in Florida) to cover potential damages.Your plan to increase rent next year makes sense given rising costs (taxes, insurance, and maintenance).

Does Baseline give you the option to track expenses without attaching it to a particular property?

Find others who are doing what you want to do and learn from them from a local perspective especially in the niche you're planning to pursue.

With an average monthly profit of about $1,175 after expenses, it’s proving to be a strong investment.If your parents sell their home and want to move in, you’d need to weigh the trade-offs—losing that steady revenue vs. the stability of a long-term tenant.

I have a template that I use that includes projected income and projected expenses and I run the calculation myself, but if you like ones that do it all for you in addition to what has been mentioned above AirDNA has one as well.