Sales prices are at a peak, mortgage rates are double what they were a year ago, many first-time investors cashed out equity in a peak market to pay cash and eat up inventory, and cities/counties are increasing regulation.Keep looking, but be conservative with your numbers so you don't get caught up in the emotions of the market.

There will be vacancy and maintenance expenses that will eat into your monthly cash-flow. 

Moreover, HOA dues eat into cash flow and the board could vote against rentals in the community.

If the latter, it will be difficult for you to sell at the same price and you may have to eat the loss if you decide to sell. 

With rates rising yet again, (not just mortgage rates, but rates that will effect buyers DTI, like car loans etc), This is eating into what buyers can afford. 3 months ago they may have been able to afford $400,000, now with the rates jumping and their DTI dropping, they may have to shop in the $325-350 range or worse.

Being in the "weeds" like this is really eating away at my spirit though. 

It's you paying your dues as an investor, unless someone with experience can partner with you then you get to eat off of theirs.If you are lacking in either credit or capital and you do have no experience, then it will be hard. 

If they can't/won't, then you'll have to eat the loss.

Expected me to eat the cost!

Yes, these splits essentially determine how the return is divided, both in terms of percentages and who 'eats first.'