Yes, im factoring in all expenses:P&I: 1260Insurance: 150Taxes: 58 (yes, it’s that low!)

Either capital appreciation (buy low sell high) or cash flow.  

On the other hand, my income's extremely low ($25,000 a year maybe).

I don't know that residency will be as time consuming for me as it may have been for a surgical subspecialty like urology since I am going into psychiatry (most residents I talk to say that after intern year it really levels out, and more than 80 hours a week during the first year is extremely uncommon with less than 60 after that being average).

I have people that run it down to lightbulbs, each light switch and outlet cover is counted and figured in to their analysis. 17 pages of SKU numbers from Home Depot or Lowes, who they are having lay carpet and the cost they are paying.

That is not including the 1% lender origination fees. also 500 appraisal fee and then there is the settlement fee from your title company and the title insurance. so 2000k for closing seems really low.

Would you have a suggestion on a low out of pocket brokerage for investors/agents to join?

My wife, who was working very part time for pretty low pay has decided to quit and focus that time on REI, so I'm pumped about that. 

@Twana McGrady I would highly highly recommend the book - How to Invest with no and low money down - by Brandon Turner.

To me, poor tenants in "war zones" are too risky and A class properties have too little reward due to the low risk.