Less than $1k/month including insurance and taxes is what I am shooting for.

Considering appreciation isn't a realized gain, why would someone include that in their calculation?

Free research and design for the DIY.I am sure the spec home paint is part of a tile/cabinet/countertop/carpet package and one needs to make sure it will not clash if used in the same space as any stained wood or tile in your house. 

I'd ask him (/her/them) to appraise it as if he was being the eyes and ears of an FHA lender, because those standards are a little bit higher than fannie/freddie, and include health/safety issues.

Looks like you are in my neck of the woods.

You should stay at a purchase price including repairs in the $60k or higher range.  

Do your numbers include vacancy at market rate?

Hey I currently own a portfolio including SFR and condos.

Personally, as long as my expense - including the HOA fee, is acceptable, I am good with it. 

I'm from Chicago and in my neck of the woods Security Deposits are a giant pain in the butt if you're a landlord.