A good PM will keep you out of trouble and typically make you more money than they will cost you.

@Bob Asad investors in high-cost areas do this all the time, but I wouldn't.They are betting on both value & rent appreciation, but it is speculation.

I have a tractor and have successfully fed wildlife before doing this.However, there is not a lot of margin to make a profit as I see bare land selling actively in MLS listings for $2-4k more than what it will cost me to buy the tax sale and do a quiet title search (likely $3k apiece). 

I didn't know the 70% (and then subtract out repair costs) rule.

There are also additional costs of operating and maintaining an LLC, like separate bank accounts, annual report filings, tax filings, etc.2.

I would like to find out what are some good websites with calculators you use to calculate rebuild cost, so I have a better idea which replacement value is reasonable.

You can definitely reach 5% - it'll just cost you north of 10 points.

Better than the alternative of having a line of credit at 12%, the 2-3% hit in spread is lower than a 5% increase in cost of capital in my opinion.

I often refi people with a 0.5% rate drop and no closing costs.  

There are even members that will respond here that have ulterior motives, so you shouldn't trust them.Go through the content available here on BP and then start looking for a Property Management Company you can build a relationship with - but, still verify & validate what they do as no one is perfect and even an honest mistake can cost thousands.Some agents may post here to start with them, but 95%+ of agents don't know how to properly identify a rental property to buy.