I'll have about 20% of the purchase price in the bank but I will not be putting 20% down, this is saved for minor updates and to cover for unexpected vacancy expenses, I'll be going for an FHA. 

They save the costs and maintenance of the ducts. 

Needless to say, I messed a lot of things up.Some things I know for next time:-make sure to include security deposits credit and prorated rent credit in the purchase contract-make sure to keep all addendums that may be needed saved on computer for quick access-get all the necessary documentation for rehab funding from the contractor before going into contract on the property (my lender needed his insurance, workers comp, experience, etc. and I was not able to get rehab funded in the loan because the contractor would not send this to me and it was too late for me to find another contractor)-check that title has gotten the documents correct before they are sent over to the seller-take pictures of the house during the walkthrough for insurance purposes-check for flood zone early on -give yourself a realistic timeline for closing-check reviews on title company before choosing oneDoes anyone else have any recommendations? 

Hopefully you will have sold the property a couple of months after you finish the rehab, and you will save quite a bit in closing costs by skipping the refi process, given you would likely only hold the refi mortgage for a couple months or so.

No annual requirements on audits or reviews of financials (save money from hiring CPA consultants).

I never thought about saving first before investing  :/  Ironically enough I found "Building Wealth One House At A Time" on Amazon shortly after and had no idea it was also associated with Bigger Pockets.

My objective is maximize passive income but also spend as little out of pocket as possible.

Finish your education, get established in a career with a couple of years of employment and use that time to live the most frugal life style possible to save up the cash needed for the necessary DP and reserves.

And, if you are in lesser priced properties (say under $70K), it's unlikely you're going to save much money by doing it yourself. 

One podcast recently i listened to mentioned that he self manages all his properties to save on the PM fees, but he has some sort of policy with the local utilities that basically gives his tenants a 24hr number to call if something was to happen to say a frig or hvac... he even mentioned it covered a clogged toilet..I am curious what exactly is this such policy he is talking about, because the way he worded it, it sounded like he took most of the headache out of the job with this and he just worries about getting new tenants and collecting rent... he said the policy was cheaper than just keeping a handyman on call to do the repairs..