I would save anywhere from 1 to 2% of purchase price for repairs or 1% and supplement systems with an AHS warranty.That ~330 isn't even including your PM fee.You're probably really looking at ~400 per month in cashflow.  

I ended up buying all out-of-state.In terms of your questions, I'll answer some generically more than specifically. 

I think the calculator I'm using is very generic & can be used anywhere in the country.

I decided a while back that I want to supplement my income and retirement with rentals.

(Plus finding these really cheap or discounted houses don’t seem to exist in my area) Eventually, I would love to have the REI supplement my full-time job or at least give me an exit strategy.Although, quite boring I am finding that a slow growth of properties isn’t always the worst strategy as I feel your safer by not leveraging as much right up front.

Send a generic letter to the house of the deceased person stating that you are looking to buy a house in that area.

I will be conducting all of my business in New Jersey with the goal of flipping homes to supplement paying down a large rental portfolio.

Supplement mold remediation by reaching areas that can't be easily treated or paintedThis one looks interesting, but I don't know which models would be sufficient: https://www.google.com/shopping/product/11092354214086219142?

I will keep the existing property insurance in place a supplement it with a second policy. 

It was just a simple generic lease from staples.