Then 20% down, keep another 40% in reserves and go look for 2 more deals with the remainder at 20% each.

As your own story confirmed, that information can be, and has been, stolen from the government agencies, credit bureaus, insurers, retailers, medical providers etc. 

Yeah, like @Cameron McCown said, you would probably need to save up a little more to buy this conventionally. 20% plus maybe 4-5k in closing costs, and maybe 4-5k in reserves in case you have some maintenance or vacancies. 

You need a good source for local landlord tenant laws, a  reserve account for the unexpected, setup a payment tracking system, find a handyman, set expectations with your tenant about what constitutes a valid emergency, have the tenants sign a "walk through" list with photos of the condition of the house, make sure they have renter's insurance, 

I completely blew through my “budget” but had about 10k in reserves just in case.

The most common overlays are reserve requirements. 

At some point the property will be vacant.The only caution I would extend to you is to keep reserves and try not to over leverage.

The WRA confirmed so as well.Thanks in advance for the help!

Also, get with a real estate agent to get you confirmed comps for rent.

Don't fall into confirmation bias.