I now take time to journal each day, mediate, exercise more often, and eat slightly better (Need to still be better here)!

@Darius Howell Eat the Elephant bite at a time that means you would need to do all the things that you have mentioned in your post but you need to do it one at a time.

Here it is:20% for profit10% for sales costs like holding cost (2-3%), real estate commissions (5-6%) and closing costs (1-2%)total: 30%Deduct from 100% and viola - there's the basis of your 70% rule.For houses below $70K, your expenses like closing costs specially in expensive states like IL, can eat up a higher percentage of the ARV/ sales price.

As to your other question, taxes and insurance in the Portland Metro can easily eat up 10K and you'll still have vacancies, repairs, CapEx, etc. 

But it’s unreasonable to ask the host to eat it.

I would eat the first bill as a learning lesson for both you and your tenant but I would bill them for the second one for sure.

If someone told you that you could lose 50 pounds without changing your eating habits or increasing the amount of exercise you do would you believe them?

More or less any quick sale will result in a loss as the cost to sell is going to eat up close to 10% of the funds.

This looks very tight.  60 days of vacancy will almost eat up all of your cash flow not counting maintenance and other expenses.   

I.e. does she like going out to eat somewhere fancy?