Hey Marcus welcome to the community, I work in the Kansas City area and could provide some value to your investing journey.

I can provide support of checking in on contractors, staging rental properties, walk potential leads to give you an idea of the property in person or what the area is like, meeting with agents, and drafting scope of work for projects. 

There, we can provide you with the necessary information in order to list your property."

Most lending is based on cashflow, not the 2% rule (although still a good rule of thumb for some types of investments), might have the most help from the group if you provided some of those details here just so it'd be easier for us to help you best. 

We have many efficincies under management with a ~10% vacancy rate with prices ranging from 485-625 depending on location property quality and amenities.

If is 65% and below LTV you won't need to provide reserves. 1.

My conclusion is that take the provided ROI calculations from REI as purely estimates.

In my experience it is common and customary for the landlord or builder to provide TIA, tenant improvement allowance, to the tenant to assist if not cover the majority of the internal buildout. 

I can't say when that will be but 4.125 is quite a lot depending on the rate you get.I personally want a hassle free funding experience and the lower rate.

It also depends on how you hold your properties; LLC, S Corp etc... as to what the agent will recommend.