My point is, not to discourage you from making good estimates, but don't get too hung up on math from your desk as when you visit the property/walkthrough with a GC/inspector expectations often will change even if you spend hours calculating on your own.Good example: we entered a contract on a 950 sq. ft. property last week that appeared to be CBS from our Google streetview and based on our conversations with the seller who did not have much information as she lived out of state.  

Heat/Utilities $- ( no common light bulbs ANYWHERE?)

If you have concern about wholesale property drying up, slowdown or reversal in home prices, then tread lightly, imo.

Create small "Local" offices around various medical centers to create space for follow up and light office visits.

For example, can I contribute my commission to closing and put down as little cash on hand as possible so that I can use other free cash for potential light touches or vacancy?

They will still be coming to you for everything that needs to be done (probably even changing a light bulb since you are right next door).I think house hacking is a great way to get into investing, but you are going to have the headaches of living next to your tenants. 

Would have saved me many years of sitting bored behind a desk collecting a paycheck.

Installed cabinets and had wires run for under cabinet lighting... having a lot of trouble finding under cabinet lighting that doesn't require an outlet to plug into.

I get that it's stressful and unjust, you're not the first person to go through it and there is light at the end of the tunnel.

here are some nice examples of light contrasting/modern style on Tudor style houses on Pinterest--https://goo.gl/KSZVHq