If the house was built in 1965 and doesnt have GFI outlets , it doesnt have to , they were not available in 1965 , add them yourself . 

Come even the slightest ripple (an increase in property insurance, an unexpected repair, etc.) and suddenly you're drowning in a sea of negative cash flow.Also, are you including both professional property management and vacancy in your operating expenses?

If a transaction goes 100%  smoothly  I can somewhat understand your comments   but  if anything unexpected  occurs - having an agent involved to  assist  righting the  ship can  prove to be  priceless .   

When issues come up, and eventually they will, such as vacancies or unexpected maintenance issues, this is where we've earned our reputation.  

Additionally, covering unexpected repairs and meeting lender requirements can pose obstacles, especially for newer investors. 

There are often unexpected expenses, and you want to make sure you have enough cushion to get through those surprises.Given the current low inventory environment, I would say securing a good deal is challenging (though not impossible) in general.

Late-night unexpected phone calls from tenantsB.

I'm not sure how I can be of service, but I'm always happy to help out. Let's

And when I applied for a rental license it was a really easy process, they cared more about the safety things like having enough smoke detectors and fire extinguisher and GFCI outlets near water, etc. 

We're focusing on presenting ourselves through a pitch deck and other outlets to make a strong impression.