Granted in area like San Carlos, the effort should be minimal. 50% rule: $3300 (rent) * 0.5 (50% rule) - $3300 (mortgage, may include some escrow which should not be included here) = -$1650/month.Using 40% due to self managed: $3300*0.6-$3300= -$1320/month. 

.- CoronaVirus is just a bad flu, and will have minimal impact outside of a little pain in China.Worst Case - Low Probability - Out of control Pandemic, huge quarantines, death rates in the 10% for those infected, economy crashes.

I have recently read :Rental Property InvestingBook on Flipping HousesBook on estimating Rehab costs90 Day Journal ( good to focus on goals)Other good overall business mindset books and general personal development books are:Any Tim Ferris’s book Extreme OwnershipUnshakable (finance)Work the system Awaken the giant withinThe millionaire fast laneThe E-Myth10x ruleNext on my reading list is:David Greene’s BRRRR bookLong distance real estate investing Landlording on autopilotWhen I first started reading stuff I didn’t want to waste the time or money on books, what started as a small habit of maybe a few pages a week or so turned into about a book or 2 a month and a large library of books, definitely attribute my progress over the last few years to the books I’ve read!!

I'm not trying to waste peoples time, so whatever it takes to be successful I'm willing!

Many things aren't covered that you thought may be.Home warranty businesses are in it to make money, which requires them to maximize income and minimize expenses.

The last owner of my property did weird stuff like pout rainbow floodlights in the basement. these are big and get pretty hot fast so i bet they're very costly to run. im going to replace those with energy efficient LED lights. i figure if i can optimize where utilities are wasted and keep the bills down then rent will be on time.

That helped minimize the number of tenants who forget to switch utilities. 

Tenant may decide to move back in and squat or change the locks out of spite, in which case you've wasted your money.I also would never pay a tenant to move out.

What I can see, is a whole week wasted with zero effort put towards securing a deal you can sell.Refocus, do some mailers, put up bandit signs, knock on doors, find some property locators, D4D, etc. 

@Frank BorzenIf you have any interest in getting more than one.... just get the big one and don’t waste your time or closing costs.