(People have to eat, even in bad times.

On a SFR, you can expect those expenses to eat up 25-30% of rent right off the top.

Im actively investing my savings in commodities I believe in and in alignment with my worldview, I have confidence my investing will grow my nest egg until im ready to plunge into RE!

There are several things that can eat that profit away quick but increased holding costs all by itself can put you under water.

And for hard/private money - I might have a bit of a chicken and egg mentality.

.-  There are lots of other things, but these are the big ones that eat up any. 

I'm sure you have better things to do.I would eat the cost and go on to a different tenant.

A lot of newer Utah townhouse communities have a pool and clubhouse, which translates to a $150+ monthly HOA fee that will eat into cash flow.. not to mention the rules they sometimes impose on certain communities around how many units can be rentals.There are some townhomes in west American Fork (basically Lehi, right on the border) that you can get a similarly priced, newly built property with 4 bedrooms and 3 full bathrooms.

I'm always open to going out for a bite to eat or to get a cup of coffee.

Would be great to get it with owner financing and keep our nest egg.