However, I do have a car note, insurance, student loans and a phone bill that I pay for every month.

I might have them right but if I do then it isn't really a cash flowing deal so I would appreciate some more experienced eyes on this.Purchase Price $79,000Sellers is paying the first $2000 of closing costsEstimated Repairs $20,000ARV $120,000This is two separate homes on the same property both are pretty much identical.Conservatively looking at $650 a month rent for each so $1300/month incomeRDP Insurance $1668 annually for bothTaxes around $1200I am figuring 5.5% for all loan valuesUsing about $44,800 on a HELOC and $66,200 on a 25 year amortized loan.Figuring 30% for all repair, vacancy, cap ex, and property management My totals come up to like $46/month cash flow. 

Get it to fit just right and go on to the next piece......if you screw up, just get another plank and start again....not a big deal.Get a good fit, and then a good bead of silicone between the plank and the tub.....that will need to be re-done every couple of years to insure a water tight sealUnless the tub is sitting on top of the tile, that's basically what the tile guys did and then filled the gaps with grout...same principlePretty easy to do....just tedious.The other option is to use quarter round....but you will still need to spend a lot of time trimming and getting the joints to match right at each angle etc

Insurance, repair costs, capital improvements, utilities, trash, maintenance, and the overall cost of doing business has gone up so much in California. 

On this 4-plex, I made a full price offer with no buyers side commission payable, title insurance and closing costs buyer paid,  no appraisal contingency, and sent a copy of bank statement showing more than sufficient funds for cash puchase (account number redacted) with a 12 day closing and an inspection clause.

For example HOA, utilities, home insurance.

So a friend mine was approached to sell his auto body business along with the property and building.

Insurance is your best friend either way.

After 20% down, the monthly payments (mortage, interest, taxes, insurance, HOA fee) is $2050.

I believe it is my responsibility to insure that any landlord fully understands the type of individual they are screening.