All three of my properties have issues with clogged/bad downspots in the ground.Also - How many times/ year do you get gutters cleaned....I am in the northeast so I am thinking twice a year but is that overkill?

It may be overkill but as you state you don't want to jeopardize your license.

I can't speak to your credit concerns, but 2 years of education is overkill.

You don't need two, that is a little overkill.

Little income => little taxes at 44-47% If you are just starting out with one property and you are at a lower marginal tax bracket with your other earned income {those who are "self employed" can find ourselves in such a situation from time to time - either purposefully or not}, then the above structure is overkill and not advantageous.

Replacing fixtures, HVAC and Electrical seems like over kill to me though.

While 2 years may have been overkill, I KNEW without a doubt that the deal I landed was a good one.I think the best thing you can do as a buyer is not put a time limit on your purchases.

I think most deals can be done with a real estate agent (an investor friendly realtor-I can recommend a few) and an attorney is overkill (just opinion).

Last rental I followed my usual protocol of info overkill on a Craigslist ad: lots of pics including building exterior and window view, a drawn floor plan with dimensions, and lots of description and saying we credit check.

Account Closed , what you're proposing seems a bit overkill, IMHO.