This is your exposure in the event you are sued. 

I'm just thinking they've got bigger deals to work on, and the risk exposure from their point of view on a cheap C class property may not be worth it to them.2) How long would I have to have a tenant in place before I can even pitch this to a bank as a refinance?

If there is no window, then a bath fan must be installed and properly vented.I am not familiar with your square footage, or local codes,  but looking at your numbers compared to my exposure, you under budgeted.

That book was the book that gave me the courage to go out and buy my first two rental properties despite having no prior exposure  to (and actual a strong aversion to) real estate.  

That should cover your liability exposure.  

Some of these benefits include simpler accounting, limited exposure to the rest of the portfolio, better insurance rates, etc.

A good listing agent should be worth their commission by getting you the best market exposure, best price, and negotiating in your interests while still getting the deal closed.

I'm not sure what that means.Thanks again,Steven  Overlays are the banks extra layers and restrictions they add on so no overlays means they not only sell direct to fannie but they dont handicap fannie/freddie's guidelines.Overlays reduces their risk exposure plus overlays is also liquidity because some other buyers of certain quality of fannie/freddie sellable debt like to buy it as well.

@Joshua Dorkin The plan for this year is to take a discipline and tactical approach to marketing and increasing brand/service exposure. 

Focus your summer jobs on real estate related options. etc to get more exposure, obtain practical knowledge, and meet people.