You've budgeted $90,000 for the acquisition price but $0 for repairs. 

My primary business is commercial truck repair.

I have another one coming on the market soon which is not listed on the MLS yet which fits your budget.

I have experience handling contractors, some mobile homes and a bit of experience DIYing repairs.I'm interested in long distance real estate investing, house hacking, small multifamily locally in Norcal and possibly note investing.I'm a Fuel Hauling Truck driver who works on average 60 hours per week and commutes 12 hours per week.

And the previous tenants were horders, so serious cleaning needed alone with a budget for rehab of each floor.

I would budget for at least $400 or so annually with a high deductible, if it's less than this that's just a bonus for you--but certainly make sure you're getting good coverage.-10% management fee is pretty standard in the market, and many managers have a minimum price per unit threshold that this may not meet so you may even be paying more.  

It's unlikely that I'll be able to find something like that given my budget and the market here, but I'd definitely look for it. 

Take advantage of owner occupancy financing and find something you can house hack.Potentially consider option #3:  Lower your budget and look at bit further to the "fringe" neighborhoods of the city to find a more affordable single family home with an in-law living arrangement. 

I'm a fresh landlord and every time I come across home warranty promotion I wonder if it's better to spend that ~$50 for a peace of mind and also I can take that out of my capex/maintenance budget?

My budget is $150,000 or less.