In "Expenses" you've missed vacancy and management.

we would be down to about $ 2600 in expenses. 

Just as a heads up as not sure which timeframe of BP podcasts, but before covid you could do a BRRRR and get all your money back out of the deal, today that is typically not the case and you will still have money in the deal - so just wanted to mention that.Lastly, you are way ahead of me and many others already as I cannot swing a hammer :)

You could schedule showings during a time frame you are available and require people to pick those slots.

We have replaced 7 AC units in the past 2 months in our portfolio - which is really extreme... but it's $35,000 in expenses we had to incur... so it deserves consideration regardless of what scale  you are at.You might think - well I can just refi it when rates come down.  

My investing strategy has done a 180 turn (no more inexpensive Class C properties) and to buy a property in an area with good schools and low crime, regardless of state.

The bad news is that there is no part of the game that's inexpensive, and much of it involves fair chunks of time for approvals. 

They make the lame excuse that managing the tenants properly will result in expensive vacancy costs.

These "hipsters" are young college grads who will live in areas that are (A) relatively inexpensive, (B) low or trending down in crime, (C) close to attractive civic amenities, and (D) are close enough to jobs. 

You can stipulate in the contract specific property addresses or properties introduced to you by that agent for a given time frame.