You can find more thorough takes on this everywhere on this board, but just quickly:vacancy, leasing expenses, property management, garbage, ongoing maintenance, big capital expenses to HVAC, sewer, roof, window replacement, possible sprinkler upgrades, tax changes (is the 7200 on current valuation?

-Depending on the property you might need lawn care, exterminator and other misc stuff that is easy to forget about -Consumables: TP, PT, bar soap, shampoo/conditioner, laundry pods, garbage bags, coffee, coffee mixers etc add up. 

I currently have one single family home, the rest are two family and one 3 family, that single family home as a student rental I was getting $1600/ month or $400/ bedroom, right now I will be lucky to get $900/month with a family. the only difference is the family will have to pay all utilities, the student rental I paid for water, sewer,garbage, gas (just heat) and internet, the Family will have to pay for those. that cost is roughly $300/m.

There are very few honest wholesalers who can teach you the ropes, most are going to make you an errand boy for their garbage properties and fake contracts.

What if he owns a fleet of garbage trucks?

Up to you, but those are garbage. 

It’s garbage.

Quality of their renovations are garbage and their in house PM systems nickel and dime you at every turn.

I'm just going to keep lying to myself and hope that the ONE is enough of a slum that they think we need every dollar possible over here to keep paint on our houses and garbage out of our yards (because we do!) 

Your agent can pull comps for you.Automated comp pulling software is complete and utter garbage.