There are multiple billion dollar companies dumping money into the city, such as Intel, Google, and Amazon.I'd be happy to share some areas where you'll see the most cash-flow.

9) adding multiple ADUs or adding an ADU to a quad looses F/F conventional financing.

If multiple people chose another house for the same reason or avoided yours for the same reason, maybe you can pivot a little to prevent that issue being a factor for future prospective renters. 

Large sponsors have multiple offerings open at a time so investors can choose a property type that fits their goals.

With the exception of 1 bedroom units, you basically have 2 options:-Oversized/commercial machines (potentially multiple sets)-Off site cleaning with clean spares on siteThe latter is almost always the most efficient and basically what hotels do at scale.

You can read a book and multiple books, but unless you are out there doing it (I.e. getting bids and getting contractors to truly get you an exact estimate) you will be far off from the numbers you want and may even lose money on the flip/rehab.The best advice I would suggest in my experience is that you should get into the line of work by either partnering with someone or working with someone on some projects prior to going into a flip on your own.

Down payment of $13K including reserves sounds pretty low to me . ( Based on Maryland ) When you think about reserves - do you consider it a multiple of the monthly rent?

The only time you would see a fee related to maintenance would be a project management fee if multiple trades are required during a property turn. 

I know in my 50 years of being an RE Broker in Multiple states I have had to just go direct its usually frowned upon per ethics but if you think you need to nothing stopping your agent from doing that..  

Multiple asks muddy the waters and make people feel as if you are nickel and diming them which you are.