I would love to take an experienced investor our to lunch or coffee to pick their brain on strategies, figuring out the best way to start and find my first deal and what markets to focus on.  

I agree and normally use CoC, ROI, and Cap Rate but here I was hoping to find a heuristic for borrowed capital utilization.

I am looking to pick some people's brain that are crushing the wholetailing business. 

Vacancy, repairs, management fees (although you could self manage), any utilities you may required to pay (water/sewer, garbage, common area electricity), etc.

They didn't even care to pick up when I was there all last month putting in New tiles for them. 

All units electric individually metered with all other utilities being sub-net split between residences makes for higher returns.

A year later and we’ve turned tenants and rightsized the rents to market rate for a monthly income of $3,400 (and, obviously, utilities are on the tenants) .

Assumptions: Lowest Appraisal Loan INCOME AND RATE OF RETURN Purchase Price 154,900.00 Loan Amount 123,920.00 Down Payment 30,980.00 Estimated Annnual Gross Rents 15,540.00 Estimated Annual Equity Paydown 1,700.18 Estimated Annual Principal & Interest ($8,350.19) Estimated Annual Property Taxes ($3,000.00) Estimated Annual Homeowners Insurance ($746.78) Estimated Annual HOA Dues $0.00 Estimated Annual Management Fees ($1,877.75) Utility costs to be paid by landlord (if any) Annual $0.00 Lawn mainteannce costs to be paid by landlord (if any) Annual $0.00 Indirect Vacancy Allowance Annual ($) ($155.40) Repair Allowance Annual ($) ($621.60) Misc. bucket for costs per month Annual ($60.00) Estimated Annual Net Expenses ($14,811.72) SUMMARY OF RETURNS Estimated Annual Gross Income $2,428.46 Estimated Monthly Gross Income $202.37 Estimated Annual Gross ROI 7.84% ESTIMATE OF CASH FLOW Loan Amount 123,920.00 Interest Rate 5.40% Loan Term in Months 360 Estimated Principal & Interest ($695.85) Estimated Monthly Taxes ($250.00) Estimated Monthly Homeowners Insurance ($62.23) Estimated Monthly HOA Dues $0.00 Estimated Monthly - MISC ($69.75) Estimated Monthly Management Fees ($156.48) SUMMARY OF CASH FLOW Estimated Monthly Gross Cash Flow $60.69

Just to pick your brain a little more if possible, how would I find the fixed cost for my area (insurance, closing cost,commission,inspection fees etc..) would you recommend the same apps or something else?

That and I just really love creating and being hands-on.I've attended one REIA meeting here in Austin, where my wife and I picked up a few new tricks and local lender referrals, but I'm looking to make more connections here on BP.