will add it to my template response for why house hacking is better, why it works in expensive markets, and how the goal is not to 'cash flow.'

The same as interest expense and amortization impact cash flow but not NOI.  

It’s under $500 so not an extreme expense but I argue that it falls under the NNN maintenance purview, responsibility of the tenant.

Property management was too expensive so I've been managing it myself with family assistance.

The challenge for me is that I live in San Diego CA and the market is expensive and I compete with owner-occupiers who will pay top dollar.

Not many people know this, but Reno, NV is actually the 23rd most expensive market in the US. 

However, it is likely that I will want to use my commissions to fund repairs, use as a down payment, or even cover expenses on these investment properties.

By doing this, you may reduce your housing expenses and begin generating cash flow and equity right now.Make Future Investment Plans: After a year, review your approach to investing and think about the possibilities of buying other properties.

Less red tape and less expensive if negotiated correctly.

Co-Star is expensive, but it has incredible data.