I have learned a multitude of knowledge, connected with valuable contractors, and other investors and realtors who will just lend an ear when needed, have investment deals available or that I can call for advice.

Detailed annual expenses include: vacancy rates, specific tax rate, 10% for property management, liability insurance, sewer, electric and gas, snow and lawn care.

Other advantages of doing this --  vet your local contractors  for future repair work -  interview / pick PM  while still an area . 

@Justin Heitter, you can see actual electric/gas costs for an address here: https://www.myavista.com/your-account/moving/high-...WSG should average $65-75/month/door.Management will probably average 8%, depending on your manager.

If you are just starting out you can walk the property with a contractor for the rest but if you end up not buying the property expect to pay them for their time when you have them do a walk with you unless you never want an estimate again.

Maybe, you could help with insurance for the business, but my guess is that most real estate agents are independent contractors and do not have large businesses.

looking for a contractor who can walk through with me to see what needs work and how much it might cost.

Consider property taxes, utilities traditionally paid by the owner in that area (water, trash, electric, gas, ...), repairs, maintenance and landscaping, costs to service the loan, etc.If your friend would become your tenant, would you be willing to raise the rent on her? 

My wife recently purchased an 8000 watt electrical ceramic kiln, 240V 1 phase power, 33.6 amps.I am installing in the basement of my home (owner occupant, not in a municipality that requires an electrician's license):1. 50 amp dedicated breaker in the panel, per kiln manufacturer's recommendation.

First , the guy you get off craigs list isnt a contractor , the guy swinging the hammer isnt generally the contractor .