.- easy new account creation online- good coverage

As previously stated, proper tenant screening and management (online bill pay) will resolve most if not all the issues you assume "requires nerves of steel" before they even start.So to reiterate, your advice is to do nothing and pay $3500/mo plus living expenses on $30k PRETAX income.

RE investing is very time consuming looking up properties online, going to view them and their neighborhoods, having the inspections (often times many different inspections) done, finding a good realtor that is familiar with investment property, finding a bank to work with, getting all the needed paperwork to the bank, finding insurance agents, finding a good property manager, etc.

But my rates are very high on BDC because there's no way to collect a deposit online from guests (and I'm not going to ask for cash in hand like BDC recommends). 

Online and by one in one How did you finance this deal?

post/code the deposits and expenses (loaded comment) Without even yet talking about expenses, just Deposits for example: Quick book takes time if you invoice and let renters pay you online.

I have started working with the mortgage broker my realtor recommended, but would like to get at least two other offers to compare.Mostly curious about going with a local person vs. some of the online sites, like Rocket Mortgage, etc.?

I still have plenty more to explore, but am I just going to be treading water if I keep looking for contractors through online sources (yelp, homeadvisor) that won't blow my budget?

I advise you against looking for an online boilerplate paperwork.

Then I would start with an online search for whatever they are called in your state.