@Steve Joseph If I were you I would worry about minimizing your vacancies.

I’d like to try and minimize disappointment.

Cap rate doesn’t take into consideration any loan payments.Just guessing that is the case due to $34k decrease with minimal booking fee commissions and such.

LL are renting you need to do things differently to minimize contact.

How would you minimize the risk of all in cash investment in time like this?

By no means is it a home run, but it should need minimal repair for quite some time and that’ll give me good opportunity to ramp up more $ for repairs down the road.

I like to think I live a minimal lifestyle. 

Alternatively, if I'm listing my own property, I can agree to pay the Buyer's agent a split, and pay $0 on the listing side, however a minimal of $250 per transaction and likely a minimal Broker Review and EEO fee will be required by the Broker.  

I’ve started using a local mortgage broker exclusively now because she keeps most of my information and thus minimizes paperwork.

So, my advice is to either make sure you have a great agent (one who only works with investors or invests themselves), or to get the license yourself.The license doesn't take long to get and, if you're serious about real estate, the fees are minimal. 1 or 2 deals and you've earned your money back.