It is kind of annoying that the sellers agent would expect you to pay their fee for representing the seller.

I    am trying to network as much as I    can, but I    am finding this to be much more challenging than I     expected.

I am expecting my total rehab cost to come in at $14k.

I expect I'll get better at this with experience, but I'm hoping to avoid any crippling mistakes (and also I suppose overly conservative criteria).

I think this is why internal rate of return exists - I know we're talking about rules of thumb, but if I've got a property in an area expecting lots of rent growth, I can add value in other ways, etc. over the course of a few years, the present value of those future cash flows and any other liquidity events become very important and it could make sense to accept a much lower CoC in the near term. 

I agree with other posts above - it's best to have a repeatable, consistent process in place for your tenants and set expectations regarding late rent payments at the time your tenants move in.We use Propertyware software to send rent due reminders automatically two days before rent is due, a late reminder the day rent is due (and not received) and serve pay or quit notices the day after rent is due. 

How are comps in the area and what's the expected, based on reliable comps, ARV?

Recession is expected around 2020-2022.

My aim is for the other 3 tenants to being paying most of the mortgage down, I do not expect to cash flow, but I’ll hopefully be living close to rent free.

3) since I cannot replace the broken tiles can I charge them to fully replace the kitchen floor?