As far as the 'out of pocket' cost estimates go, I absolutely agree they do vastly underestimate these funds which  consequently leads to severe anxiety issues just days before closing!

There are a lot of fees and recurring payments that go along with getting your real estate license and being a part of a MLS. 

Then you've got to address her anxiety about dealing with you by showing you are ready and able to buy her house (even if you don't ultimately buy it yourself).If you need a money partner, go get one now.

the only other recurring expense will be the hoa of $53 dollars per month.my total expenses (excluding repairs)$1250 - rent recieved + HOA = -117 (monthly)(this is also assuming i purchase the home at the asking price but it is REO and phoenix market is slow, i will definetely be submitting a lower offer)

It's eases the anxiety a little knowing there are people that actually are willing to just chat and talk about REI.

One off items will be considered capital expenditures and are considered non-recurring costs to continue operating the property.

It’s my passion and I’m not going to give up but it definitely gives me anxiety when I think about buying another property.

.- Not willing to add yet a recurring cost-----------------With the above I went with Wyzecam, a recent startup building cute little cameras, wifi connected, 1080, night vision, extremely clear pictures, real-time stream, motion detecting with sensitivity adjustment, sound detection, 24-hour sliding recordings, all for $20 with no subscription needed.

What I’ve been debating is pausing my recurring robot advisor deposits (about 12% of my overall “extra cash” each month) and channel that into my REI fund (about 35% percent of my extra cash)I think you made some great points @Bill F.

Then, form the LLC anytime after you are UC.You'll see in my referenced post how there are "supporting" costs, many of which are recurring, that go along with the LLC.