You cannot deduct expenses related to learning a new trade or business, therefore, none of these costs are deductible and you have to "eat" them.

Fees are way to aggressive and will eat away at your cashflow. 

Most properties still meet the 1% rule, but taxes and insurance eat a big chunk of your cash flow.

While this will eat into our profit, we'd be better off doing that than trying to handle it on our own (and for personal reasons, we don't have time for that level of involvement anyway).As you can guess, we're total newbies when it comes to rental property investments, but we have enough liquid assets to buy one or two low coat properties to begin with, so we're now getting serious about this dream.I found this site after downloading the BigPockets ebook and from what I can see, there's a wealth of information here.

If that seller did reasonable things like looked for another home, put money down on another property, stayed in motels searching, eating out, all because you told them in good faith you were buying......well, you weren't acting in good faith if you didn't have the ability to buy, so you may well get to pay all their expenses and costs incurred in their efforts while you kept them in the dark!

We have been going back and forth with a family on 3 homes in an estate since August of 14. We bought two of the homes and have been working on the third one. Third one is occupied by the sister who has been there for...

The expenses and capex tend to eat cashflow over time.

I will upgrade to PRO shortly and I like to eat lunch.

You might be better off eating $100/mo. for one year if thats the case.

True, it could be better, but according to the model you built, you are 100% financing the purchase (not including closing costs and improvements), so of course your cash flow is going to be small as the mortgage payment eats your cash flow.