You can filter by the beds and baths and other aspects to make the results as close as possible to the one you're comparing.When I build my semi-automated hotsheet for investors, I take exports from the MLS from both the sales side and the rentals side, pull them into a SQL Server database, do some data cleaning to screen out as much of the garbage as possible, and run what I call my "magic query" that joins sale listing locations to rental listing locations by a conditional match on subdivision and beds/baths, or the average of the entire MLS if the subdivision is given as "METES & BOUNDS", with a flag in the output showing that those M 'n B rental numbers are MLS-wide averages for a given beds/baths and will need a more in-depth evaluation (like rentometer) if the estimated cash on cash return for a classic 20% down scenario, looks promising. 

Filters, refrigerator filters, batteries for smoke detectors and fan remotes, light bulbs, etc.Your list is pretty thorough though, I'd only add to make sure you're doing a semi-annual HVAC maintenance.

Other than some semi-off topic back and forth, you can see that buying a high value property that doesn't cash flow (well, more like breaks even) can be a good thing. 

Since you're buying near a lake in my mind it may be semi-remote, do you know if City/Private sanitary sewer lines are on the street?

Maybe not the exact advice you're looking for, but I figured I'd offer my semi-relevant knowledge. 

The goal is to have enough passive income where I can semi retire elsewhere in the country.

In areas of depressed or semi depressed which Rural PA is one its much easier to pull off than any where on the west coast were you are located.. 

We had massive rains (leading to flooding) in SE MI at the end of June and a few days ago and that caused a lot of roofs to spring leaks. 

I was in a Gainesville Meetup group and now I’m finally semi established here to reach out again on BP.Some background on me.I have 1 SFR and 1 Duplex in Gainesville FL.

Monthly HVAC filter replacement for the tenant and semi-annual HVAC service check for the landlord.