The house I bought and will be house hacking in came with a coin-op washer and dryer.  

It does 95% of what the OP suggested and a lot he didn't.

In reality they are updating and adding value, I am not the OP but at least that is what I am assuming from the post.

If you don't want to co-op with an agent you might contact a local attorney and see if they can advise you on how to best be a consultant.  

We look for things like motivation and willingness to learn.One way Experienced Investors judge to work with Novice Investors is to see if the Novice Investors prove their motivation.Novice Investors Posting that you would love to meet Experienced Investors and hoping that the OP of this thread will pick up the reins and coordinate a group meeting with a good mix of both Experienced and Novice Investors will only demonstrate to Experienced Investors that they will probably not want to work with that particular Novice Investor(s).Although I'm breaking a rule by pointing out to Novice Investors a simple fix to prove their motivation, I just have to say it.When you don't have much to bring to the table AND you wish to network with Investors that bring a lot to the Table, then you have to use what is in your power to attract those that can benefit you.

You've made a lot of false assumptions, and not read my OP.

The rent could even go up a little if tenants prefer to be able to have better control over HVAC temperatures.One other potentially big cost that I omitted, but the OP didn't think would be an issue, is the lack of gas main directly outside the property.

I'm surprised nobody has expressed concern over the source of down payment.Apart from the concerns regarding building enough value to cash out refinance, the OP intends to use the cash to repay his parents, for the "gift" they gave him for the down payment.If the gift is truly that, it shouldn't need to be repaid.

Growing up my mom had real estate properties, from co-op rentals to a multifamily house. 

There's also coin op income, but I never have generated all that much with that, so I never account for it.