Because real estate always goes up and the maintenance fairy takes care of all repairs free of charge.Seems like a recipe for disaster. 

I just go in at the first of every month and code each line item to the corresponding property and note what the expense was for (Repair, HOA Fee, Mortgage payment, etc).

Last time I did that, years ago, I got off the phone and figured it out myself. 

While I want to work with investors, do much more volume, and am okay picking up the phone and making calls (he is not).

It's a good practice to overestimate costs and underestimate after-repair values (ARV) to keep your expectations realistic.

Call around and talk to a few people I'm pretty sure you will find someone who will make the time for you who can tell you pretty much on the phone if you could qualify and ballpark for how much. 

This property is ready to welcome its next owner with no repairs or updates needed.

Love it.Best advice I can tell you is to prospect prospect, you must lead generate, meet people tell them what you do, preferably face to face, but also on the phone, online etc, albeit I prefer and spent most of my time on face to face meeting and conversation.

Truly Passive: No management, no tenants, no repairs, just consistent income.3.

You will find that lenders will reach out to you and try to ally alongside you (I know I have received a few emails and phone calls from different lenders trying to offer their services) but few are willing to 'teach' you.