Still hoping to make this deal work, I'll update with any changes.The 50% "rule" says, long term, you can expect 50% of your ideal (market rate) gross operating income to go to expenses. 

I am new investor, focused on getting that first deal done, and I'm following a system in which you focus on one specific neighborhood, using a realtor and MLS, "in your own backyard" that consists of "ugly" homes in ...

I deal almost exclusively in REO's now.

The ideal plan, would be to have an investor buy the property for us and then we would lease to own from the investor, paying him a percentage higher than what he paid for the property over time.How much do you have as a downpayment?

By the time I got it fixed up (major) and put on the market the subprime market was non-existent - which would have been the ideal target market for this house.

Ideally I would to begin picking up multi-family units.I would like to be able to go to my mother and aunt and propose a way for us all to benefit.

The window specifics are also unknown as ideally even the older windows would be vinyl. 

I definitely agree with your point about properties which are not fitting our ideal model and I have been thinking about this.

Im ideally going to be starting my own property management company for small "boutique/aesthetic STR's" in the Lakes Region of NH. 

Here in the Maritimes where oil, natural gas and electricity are equally expensive, a heat pump is an ideal replacement for a gas furnace (we've replaced a handful in the past three years).Of course, the selection of a heating fuel is only a factor until you design the building to be sufficiently efficient that a traditional HVAC system is not required ... an area where we are decades behind despite some of the earliest building efficiency research having been done in Canada and the U.S.A.