Many hundreds of wasted hours, that if included, would wipe out a significant amount of earnings. 1.

I know a cost segregation study would be too expensive for such a small amount of property, but is it permissible for me to estimate the value of the components on my own?

Always be cautious of what you charge on things like paint, flooring etc.. most judges will use life expectancy and divide out a pro rated amount you could charge the tenant for excessive damage and not normal wear and tear 

To qualify for non-recourse commercial loans through Fanny and Freddy you have to have equal new worth to the loan amount and 10% liquidity. 

I am newly married and have a hefty mortgage myself, but I manage to save a decent amount of money realistically 10-15k a year I have been working as a construction worker as long as I have been working I am a mason by trade and even though moneys tight I know I will be a successful investor even in the current market.

.#1 sell back to the owner with a Quit Claim deed and a 2nd position mortgage for the amount I have into the property plus interest and a down payment.#2 if the owner doesn't want to buy it back, I can begin collecting rent since I control the deed in my name at that point.  

They should able to answer how the proforma returns would impact a $50/100k investment in dollar amounts.

They have failed to renew my entities with the Secretaries of State multiple times, have billed me wrong amounts, and GREATEST OF ALL, have cost my business ~$50K in cumulative TAX PENALTIES due to negligence in filing for a tax extension, failing to walk me through my tax filings and needed payments, and failing to file an abatement promptly.

As I was driving and not doing my daily job, it gave me some time to reflect on how much time I could get back for a seemingly small amount each month.

This process requires a significant amount of effort.