I put my rehab and insurance costs on the HUD and get them back every time.

That will hit your cash flow over $200/mo.Next, I do not see a line for insurance. 

Unfortunately, PMs are so bad in Wenatchee, the owner/DB of 1 of the 4 largest brokerages here begged me to get licensed as a PM with her firm so she would have someone to recommend her clients to. 

I would wait until you have at least 20 % down payment before purchasing another property, unless your main day job can help cushion the expense cost (vacancy, repairs, taxes, insurance etc).

Strip out the equity using HELOC's so no equity is available to entice a lawyer in the first place; get good insurance, and only if you are literally expert in property management should you be managing units yourself.

SEC 8 works like an insurance program for both the tenant and the landlord.

Real purchase price - $3500Rehab - $4000Lot Rent - $164 per month Mortgage - paid cash Insurance - $350/year  or $30/monthProperty Tax - 653$ per year  or 55$/monthRent - 575$/month  - never been late never missed payment I manage my properties at the moment so I am putting all rent money aside for repairs and re-investing 326$ Left for the account every month After this property went smoothly. 

I will be going in at 20%, so looking at $4k a month in mortgage, taxes, and insurance.

In addition, your holding costs are way too low.Holding costs - Prorated property taxes, Insurance, Utilities, Interest on loans, LandscapingBest of luck!!

Currently being sued for a frivolous lawsuit by ex-tenant and the suit was being handled by Insurance Company (top name) whom I have both Landlord's insurance and Umbrella insurance through.