Turnover, Maintenance, Capex, Legal, Pest, Landscaping, and Management fees are all 2x to 10x higher than you are probably estimating (if you even accounted for all those), once you account for ALL the costs, the true costs.Stop buying junk properties people!

The biggest thing, is trying to get your child on a routine, then you'll have an idea when it's safe to schedule phone calls, etc. without interruptions.

I am looking at low down payment owner-occupied options through a portfolio lender at 5% with PMI, that will go away once reaching 80% LTV (so will get some extra cashflow after approximately year 7).In my analysis I account for Expenses including (common utilities, taxes, property management (10%), Long term maintenance (10%), short term maintance/repairs 95), legal, misc, vacancy (7%) etc, etc.)

I hired a second management company that I allowed to charge me "monthly maintenance" fees or at least it seemed that way.

Expect higher then normal maintenance b/c the tenants here tend to call you about everything and if you don't fix the items, they will call the BBB and make ludicrous online post.  

After taking over my management, it took some time, but  I have found established, reputable people for cleaning, maintenance, etc., who answer their phone and get things done when I call them.

We currently have a few landscape maintenance contractors, but they cannot assess the problem.

There will likely be a little deferred maintenance, but overall the properties are well-kept. 

I also have just about every maintenance, rehab, realtors and lenders you might need.

My father-in-law own a maintenance and construction business and my wife and Sister-in-law have the time available for research and research.