My total of all annual expenses is about $220K- everything, insurance, haircuts, leisure travel, property taxes, etc all included in thereI dont want to semi-retire any time soon, but I think it's smart to have long term plans.

I am currently reading 'How to Invest in Real Estate' by Joshua Dorkin & Brandon Turner to learn more prior to pursuing a long-term rental strategy.

Taxes are fairly high so that should be taken into consideration.

Do you pay the local taxes on my property?

Obviously, we need to maximize our tax effectiveness in the situation and the monthly is going to be huge, especially if we can’t get the rents to cover the mortgage.

Do you want to do fix & flips where you are taxed the highest or rentals where you are taxed the least?

Their office is around the corner from the tax collector's office - I think the street is Central, runs off Prior.

There are a lot of older homes in the city, and higher taxes in the suburbs make cash flow challenging. 

No tax returns.

Here is what I'm taking for reserves (outside of location specific expenses like home insurance, utilties, taxes etc.)- 10% for future property management -10% for vacancy-10% for CapEx-5% for repairs and maintenance-5% for lawn and grounds keeping-0.5% of purchase price for PMI based on my credit score For a house hack, is this too conservative?