Only people that have no clue about real lead gen would make such an amateur's claim.Would you board an airplane with a 4% arrival rate?

Then you divide the property by 27.5 for a residential property to arrive at your annual allowable deduction.  

I've always believed it's best to acquire your first property in your own market but if you happen to be in a market where that's not possible, select a market that has strong fundamentals, arrive at an investment thesis and focus there.

You either take it off of NOI or take it off of the value to arrive at your offer price.I have stated one reason above why capital expense should be excluded from NOI (i.e. just the sheer definition of NOI).

Also you have tax consequences which will effect your 21% unless in a qualified plan.Not knowing your tax situation, if in qualified plan or just how you arrived at $21% compunded annually, it is hard to tell. 

My plan is to study for my RE license before the move and take the test once I arrive to help me access properties quicker.My original plan was to get into buy and hold which I still plan to do, but I'm hoping that I could go into RE full time right away which will take a few years with buy and hold.

As a raw beginner, how do I estimate repairs as accurately as possible, and also what would be the best way to arrive at an acceptable cash value to offer to the motivated seller (taking into consideration the repair costs and comps)?

Key word is reasonably, because they all use what is called Automated Valuation  to arrive at their values. 

The FedEx package arrived last week and I refused it.

Some of my STR tenants even arrive with their own Xbox or Playstation and a small HDTV.