Can you help me break down: 3. the $4500 lender fee: how many points? 

Plus their minimum balance to not get fee-d is little high.Also US bank has now twice locked me out of my online for no reason whatsoever and one time they said the only way to fix it was to go to a branch.

And there is less to maintain, and cost to get in is generally cheaper.The downside, is the HOA fees will eat a lot of cash flow, the turn over is higher I've found as they would rather live in a house than a complex.

It varies by market but if my PMs fee structures are typical in the market and they’re not overcharging I don’t have an issue with it.

And then beside that, does it even make sense alot of the time to buy such small properties if you can't manage them yourself - do the management fees eat up most of your cash flow? 

Here is the opening paragraph of Bulletin 012:"Property Management means the physical, administrative or financial maintenance and management of real property, or the supervision of such activities for a fee, commission or other compensation or valuable consideration, pursuant to a property management agreement.

If bigger investors pay more money, I simply lost the $35 "processing fee" on my deposit and the due diligence will have been good practice - relatively cheap education.1/2) ...in general its state specific for instance in FL it is true they can be redeemed until the second before sale however after you're pretty much done for (however if its a valuable property and any of the previous owners in the chain of title have a bit of cash to throw around you'll be forced to defend yourself in court which can be pretty expensive).

If STax is paid at all, I would assume the assignment fee and not the total cost.

If they are not friends and all on separate leases then yes I would change locks if I don't get key back in a few days.If other tenant is going to clean room for free because she wants that room then I would not charge the one that left a cleaning fee.

Your cash flow is basically rent minus mortgage P&I, property taxes, insurance, income taxes, local fees, utilities (if you pay any), repairs, management, vacancy, evictions and capex items.