I also get that my current mindset is probably overly negative, so I don't want to be sending that out into the universe and driving people away as my first impression)I am also realistic about what I offer (in the form of investor) is really just money and in 2020 everyone is just flush with money and infinite lines of credit at 3.5%, so it's not like it would have been in 2008 or so.

Yes if you have bad credit, everything will be infinitely harder and more expensive.

They say inventory when available flies off the shelf!

Infinite Returns.

You should also account for maintenance and other items that you know have to be fixed or are towards the end of its shelf life.

I'm also active and to be honest, since I'm in a training environment right now, I'm concerned that a deployment might make things infinitely more difficult.

Reason being: You could spend 10 hours to find 20 buyers... then you still have to go out and find a property.If you find 1 property,that can produce infinite buyers AND you'll have a deal at hand. 

I do my own evictions and the reality is Lawyers don’t have infinite knowledge and I refuse to pay 200$ per hour for something I can do myself with the right research and skill set   . 

If a BRRRR deal is done right, the CoC would be infinite.

I am now looking for one for the bathroom, which is a small odd size, and having little luck at off the shelf options.