There have been at least 3 studies that show this is true for virtually every large city in the US (you can internet search this).- buy and hold is currently tough in San Diego.  

You should be about 50k out of pocket—10k downpayment, 10k closing costs, and about 30k for materials and slight amount of labor (but you are doing most of it yourself). 

Marketing material from commercial brokers in all 50 states, for all sorts of NNN, isn't useful, and you aren't going to really get insights until you narrow your focus a bit.Starbuck is a nice easy thing to watch b/c they are all over and, since Americans have largely replaced their trans fat addition (McDonalds, Burger King) with a sugary caffeine addition (Starbucks), it's likely going to do well for a few decades. 

I don't know anybody that keeps material credit card debt or just pays the monthly statement when due.

@KJay BratcherMost of the online education and in-class education about the material is mindnumbing and you won't be using 95% of it in your day to day LOL! 

Materially participates in properties they own3.

As I'm sure most of you know, a long-term rental is simple since the only recurring expense I own is the mortgage, whereas with a STR I'll own the mortgage, internet, utilities, furnishings, cleaning fees, etc. which just makes my projections a bit foggier.I'm looking for feedback on the below expenses and wondering what else I should be thinking about, that I don't currently have listed.

If you just grab one off the Internet, it will have a lot of holes.

My monthly fees are as follows (handyman inspection $125, Cleaning $270 a turn (I collect this from guest), TAT&GET (collected from guest) Property Taxes, Insurance (I highly recommend you price this out, with hazard I pay $1,200 a year), internet/cable $100, Electricity $300 a month, AOAO dues $900 (association fees are increasing minimum 5% a year).  

This means meeting the 750-hour rule, the 50% rule, and the material participation rule of 500 hours.