Closing cost should be part of cash yes.Turn key usually comes with a tenant so you should need to have tenants placement fee.

This means if rent has gone up it is due to increasing expenses across the board including the costs to repair properties.

I always transfer security deposits, leases, keys, and other items at the closing table.

The key is to get your savings rate up into the thousands per month.

Monthly updates and reporting is best and transparency is key. 

The key is really learning how to buy it right.

And to James' very last point, persistence is key here.

As you’ve done more deals, and carefully documented them and the results, your track record will speak for itself and will be a key element of establishing trust amongst investors that don’t already know you. 

Consistency is key.7.

This is a real estate discussion board, and I believe members are free to share whatever experiences they have, particularly in direct answer to OP's inquiry.