I have never tracked any of my expenses, my properties have been running on auto pilot without any plan.

Aside from the usual mechanical evaluation for any property in older homes you need to pay particular attention to lead, asbestos, and electrical (aluminum/knob and tube). 

(I know a Dallas guy who started with a $1k bonus from his mechanic job, bought a duplex from the bank, then sold it for a $27k profit.  

I use it as a financing mechanism to NOT have to pay hard money rates and expensive closing costs. 

As long as the properties you're considering have been maintained and updated mechanically, you should be fine. 

The massive amount of loan forbearance (mortgage, auto, student, and unsecured loans), state UE benefits, the $600 federal unemployment kicker, then the $300 unemployment kicker from FEMA, and the helicopter checks have all bridged the lower and middle income consumer and led to record savings levels. 

Your rehab numbers are light, because when you long term hold a property (vs flip) you have to spend more money to bulletproof a property not just make it pretty; i.e. fixing mechanicals to make sure the property will not require ongoing repairs. 

Sometimes it serves the client best for the agent to be quite open about an offer situation, but it has to be OK with the client to do that.If I were looking at a house like that my first question would be, "Is this house obviously overpriced", and would check the MLS for comps in the neighborhood (including homes that just went under contract, seeing as those reflect the most recent market conditions, and if DOM is low you know they went off probably near or at list price).Also look at the aerial view and Google Street View if you haven't actually driven by to make sure there's not a commercial gravel pit in the back, it's not right next to a noisy mechanic's shop, etc - something that would be a no-brainer answer.That way you've done your homework before calling the listing agent.Then, here at least, it would be normal for me to call the agent and ask some questions about the home, including 'is there anything to know about the home that's not obvious from the listing remarks', and whether or not they've gotten any offers, and what kind of flexibility the agent thinks the seller may have on price (if price appears to be the issue).

@Kambon KaliLien Waivers aka Mechanics Lien is the vendor waiving their lien rights on the work they did.

I can also recommend Mike Butler's Landlording on Auto Pilot (which Brandon's book was influenced), the Mr.