There are many, many investors that don't do their math up front. 

Things like touch-up paint, minor trim fixes, and final deep cleaning can often be done while showing the property.

It wouldn't hurt to set up time to meet with agents, property managers, lenders, and others while you’re visiting your markets of interst.

Technically a single family by zoning, though set-up to be a duplex, with 3 beds and 2 baths per unit.

Quote from @Clint Miller: Seller financing opens up great opportunities for real estate investors, but coming up with the down payment can still be tricky. 

Oh, and the boyfriend apparently brought in a large dog that scratched up all the doors, chewed up some window sills, dug up carpet in the bedroom they kept it in, and crapped all over the new carpet.

Any follow up? 

We want to get a few rentals up and running and then (if all works well) begin bringing other friends/investors in to invest with us.

I end up spending 20k more than I expected.

What are you going to try to "upsell" me once I sign up?