What they did was inflate a ball to plug up the main sewer line, removed my toilet, and then filled the sewer system up with water to the slab level.

I put my money where my mouth is (shameless plug)

In at least one rural Idaho County, Butte County, their policy is that tenant’s items cannot leave their county and since there is no licensed and bonded storage facility, a landlord has to pay for a lockable pod to be transported into the county by a moving company!

Also, yes SONYMA is a pain in the butt, and banks / credit unions always ask for documents multiple times and at the last minute.

Or just deal with pain in the butt tenants hitting you up while you're at your 9-5 to point out that a bee got into their house and they don't know why.How do you deal with it?

I'm not real familiar with the BRRR calculator but I plugged in some estimates.

The lender has been a pain in the butt to work with to get the funds released.

At that point go back and start plugging in different purchase prices into your model and find the one that meets your goal.  

I'd echo what @Nicky Lisewski said, do what you can to get plugged into the local scene.

You should check out the local meetings REIA WA WA Real estate investors clubWA Real Estate Investing Fixated on Real estate Drop all of those into facebook and meetup and go network with some kick butt people.