IF you can document adequate contract breaches that are sufficient to evict, act promptly to shorten the timeline as much as possible...NO MISSTEPS!

So while it may look like a deal that satisfies my requirements simply by being cash flow positive, I'm looking to those with more experience to advise whether or not they have a guideline that they use to determine if cash flow is sufficient when taking into considerations costs. 

The FHA buyers want to purchase but the FHA NO FLIP RULE and the SELF SUFFICIENCY requirements make it very hard for them. 

Unless you have unique needs, it is likely more than sufficient.

Google FHA Self Sufficiency test.

A new prospective tenant, a therapist, would have visiting clients, which means increased liability.Is there any benefit to upgrading from a regular residential policy to a commercial policy for the whole building, or is simply requiring the new tenant to list us (the property owners) as additional insureds on their liability policy sufficient, making sure they carry at least $1 million in coverage?

A private lender may feel that this is sufficient enough of a risk buffer to not require a downpayment if you are also buying a property with equity in it as well.Second, you could get just a second lien on the investment property and use that capital to purchase the next one.

Quality over Quantity - the idea being someone who fulfills their monetary obligations on a regular basis is more likely to stay longer, pay their rent etc,  decreasing your turnover.  

Many lenders will consider first-time investors or those with limited experience, as long as they can demonstrate the ability to manage the property and generate sufficient income to cover the loan payments.In order to qualify for a DSCR loan, you will typically need to provide the lender with a detailed business plan, including financial projections and market analysis, to demonstrate the property's income potential.

The service is awful, and the homes are usually not that clean and not sufficiently supplied.