I saw 1099s between 28k-31k and 12k in expenses i.e. taxes and HOA.

Everyone has a higher and lower risk tolerance than others. 

However, there was an expense of classes and retesting.

Why not hedge, and use a lower LTV?

Yes, the $230 is after all expenses including vacancy and capex (as Zach mentioned). 

Hardwood flooring is expensive and scratches easily.

I also jJust ran a report for "total rent" (w/o cleaning fees & taxes) and while the 1st QTR(Jan-Mar) trailed lower, all my Smokies properties exceeded last April's total rent except one was lower by $98. 

How expensive would it be, and what could it possibly cost in return?

(have photos of events and invoices (to show your expenses). 

Lowered expenses implementing rubs What was the outcome?