If it looks like crap already then you needn’t worry about stains Bring me my red shirt...bring me my brown pants. 

Your analysis is in the red and you're not even accounting for CapEx, insurance, or management.A few other notes about your analysis:Closing costs are very high.

Once again I found myself at the computer with the exact same template I had used a year earlier, this time I had to include “I was a red shirt at a school that went 14-40.”

For everyone else out there considering purchasing in KC from OOS - good, investor-focused, rock star agents can help you sort through all this stuff. 

Use ZZem screws system for a quick and rock solid repair.https://www.amazon.com/4-pk-Sc...

It is difficult to know for sure as landlords weren't able to file the typical eviction paperwork with the courts over the past 16-18 months that would normally be our source of public records.We are now considering asking for proof of the last 2 - 3 months' rent payment (their rent receipts) when these red flags come up.

Instant red flag for the IRS.

The reason I have not chosen someone is because the previous tenant really left my property in bad shape and I was holding off for rock star tenants.

How do you treat a potential tenant who none of his recent two years landlords are giving any info about him (I have called two latest landlords , they say either can't release due to confidentiality or we don't have the records )He has good credit score and no red flag in background check 

You rock, Nathan!