On the Cali ones I mentioned I rolled the costs into the loan I got so low I was able to roll everything into the loan that way I had no out of pocket costs

It sounds like it needs a substantial amount of rehab (to your benefit) so if you can get into it for a low price with seller financing that would be ideal.

What is considered too high or too low?

The operating expenses above though look awfully low for the year, almost as if vacancy, maint and Capex savings aren't accounted for.Can anyone help set me straight... or is this actually a bad property (at its current list price)?

Seems like prices are low for property and taxes (a lot better then NY).

The operating expenses above though look awfully low for the year, almost as if vacancy, maint and Capex savings aren't accounted for.Can anyone help set me straight... or is this actually a bad property (at its current list price)?

Is there a thing as offering too low in real estate ?

It is also to make sure I catch any problems early and fix them at low cost. 

I think house hacking is a great way to get started investing and you could probably get started sooner than you think with some of the low down payment programs available today. 

So $3,900 - $900 - $500 = $2,500 with low occupancy at a slower season.