@Justin Godlewski Yes, get comfortable disappointing the list price; one cannot loose money on a deal to be successful.Ignore the list price and offer what you think it is worth, this takes practice.  

Local practices differ, but there's usually more than one accepted way to measure square footage.  

Not having W/D hookups in the units reduces their attraction to new tenants, but there is no practical way to add such.

If you do not hang your license under a broker, you will still be technically licensed, but not legally allowed to practice real estate — including having access to your local MLS, regardless if you're full-time or part-time.

So I'm here to learn and finally start putting into practice some of the things I've been reading about.  

I ran the numbers for my own practice and if I'm right you're only cash flowing like $38/month for each side with getting $1775 in rents.

You'll only get better at talking to sellers and closing deals - treat every deal like it's practice, since, it is.  

I have been practicing crunching numbers on properties and since I havent found any blogs with examples for practice, I decided to put one together real quick for fun. 

If you do not mind living in the same building as your tenants and there is no other life situation that makes in non-practical then I think this strategy is a no brainer for someone who has done some research and thinks real estate investing is a fit for them. 

BUT if I want to do heart surgery myself, I better educate and practice A LOT before doing heart surgery!