My hobbies as of now include working out and playing Halo on xbox.

There are several rental platform that use ACH direct deposit systems including Cozy and Rentberry.

Some sellers will include estimated vacancy and maintenance, typically 8 to 10% a piece.

I have experience with contracts and will be writing a legal agreement between us (Overkill maybe but I want to get in the habit of doing things right early on) so any tips on what needs to be included?

Knowing it would be a better deal to purchase everything I changed my strategy to include the opportunity. 

Estimate usually around $4,500 including dumpster cost. 

If your every interested in investing in other states including Atlanta, Colorado, California, Chicago, Texas, or Florida.

More Serious Question: Does your 2-3k include replacing the tub and surround held together with duct tape?

There are certainly issues including how many and what types of properties you can sell with these methods and to whom, but most of those are consumer protection issues.  

I did some reading up on returns, providers, prices in various neighborhoods in the country including Indiana, Chicago, Texas (Austin, SA, DFW, Houston), Raleigh, Charlotte, Atlanta, Florida (few cities), SLC, Baltimore, Cleveland.