Once I got out of the "gotta get a deal" mentality and just got up every morning with the thought, "Today I'm going to learn something new by just getting in there and doing it" I started to relax and just play with the process.

One of the tenants possibly has some mental issues.

The tenant had some mental health issues so we created a team approach.

Many people don't have the mental or physical or emotional resources to move.  

But, the herd mentality is also just as likely to about-face as soon as a contrary Statistic turns up!

There are a few investor friendly realtors right here on BP and I've worked with two personally @Troy Knight and @Shakeia McKinney are both seasoned pros who have an investing mentality.

If I rehab the house myself, I could very well exhaust all my capital.

Rents and expenses are not directly correlated, and any attempt to artificially correlate them through percentages is mental laziness that will result in inaccurate estimates.

And mentally prepare yourself to get a plane ticket at some point. 

Unless your plan is exhaustive enough that you have every single line item covered and you can create accountability for each contractor who steps foot onto the project, you're bound to face bottlenecks with this approach.