If you aren't using a PM then it will depend how you screen the tenant and what programs you use on cost for advertising or screening( screening can usually be put on the tenant).When having the tenant any repairs that come up will be additional cost (largely dependent on the property and tenant).

Ultimately I signed up for the Pro membership.

I’m looking for a good real estate CRM software program to help with me direct mail marketing campaign.

203K, it is a standard FHA program. 

@Eric Chiang..I don't do many of these, but just chiming in - one thing I'd look out for too, is some of the Physician programs that allow for up to 100% financing, will only go up to 2-units.  3 and 4-units are out of scope, at least for what I have access to. 

Disclaimer: I do not have a Pro membership so I am not familiar will all of the current benefits of that upgrade.

You might as well use your local County or Federal DPA program that will actually give you a down payment and assist in closing costs - rather than a tax credit (holding breath). 

Running the numbers on here for CAP rate etc. watched a bunch of videos but is there help on the community here or a coaching program that can help me really look 1on1 at deals?

My "go-to" lender is not an option on this property due to membership issues with my partner.

There are first-time homebuyer programs that often allow down payments of 3% or 5%.That would mean you could get your $500K property for $25K + closing costs and would have probably about $70K of your downpayment money left.With that, you could buy 2x residencies for approx $150k each in well-performing locations in the country.