If the tenant is kind of bad, then maybe a little to that. 

If you get a property under contract, close on it, & immediately sell, then you do not need a license. 

Although if your going to repurpose it.. then the only option sounds like they need to move.I too have been down this road a number of times..

If you are being paid a salary, there is not much that you can do to offset your income.If you are the owner and managing your own units, then there is plenty that you can do.

If you rather keep it as an investment for cash flow then DSCR would be the route to go.  

Before being approached to help with the development costs, I had considered on buying after the development was complete; 4 lots then having 4 homes built, selling 2 and keeping the other two to rent out.

If the numbers work at a lower price point, then find an investor-friendly agent that is willing to submit offers for you.

So then it should be safe to assume that the calculator is warning me that this isn't the best deal.

A lot is happening in building up Harvest and Athens although I think it will take longer in Athens because there is still a lot of space before then.

My advice: target towns with average prices that fit your budget and then deep-dive into your research from there.Good luck with your search!