Most lenders will add back in depreciation and around 1/2 of your milage expenses.

Down payment of $13K including reserves sounds pretty low to me . ( Based on Maryland )

The Main St property in Grainfield, KS, offered a promising opportunity due to its low purchase price and strong potential for a high return after renovations.

The cost is really expensive for QBO.

This vary heavily town to town. 20% down is great if buying strictly as investment but if you have a way of owner occupying I would explore that route and apply the 20% down to increasing value of property and instead using low money down loan. 

The downpayment is good but the interest is to low.

In the one house that I still have some existing, it's only on an overhead light circuit with no insulation around it, and I minimize the load on the circuit by using only low voltage LED lights. 

Low cost housing is a huge motivator to change behavior and keep their housing voucher. 

I have looked at other coastal markets that are less expensive than Charleston proper.

With that low interest rate, you will have paid down a lot of equity in the deal and should be able to finance with a bank.