Doing the work + Knowing the material prices + Over a period of time = Ability to estimate accuratelyUNLESS...you are like me and somehow think you can do the work faster/better than you really can - lol - or your superman vision just wasn't working up to par that day (my excuse).  

Because of the layout of the existing walls, and the routing of existing plumbing, ducts & electric, I knew it would be a fairly simple and inexpensive operation (again--I only knew this because I visited the property)...after the work was done, it transformed the place from a negative cashflow property (that mostly only appealed to college kids) into a cashflow positive property that appeals to couples, couples with a child, well-off single people, and pairs of housemates.The "physical assessment" and the ability to see the potential of a property is a skill that can't be easily learned via books, youtube videos, etc.

Unfortunately, having no debt of any kind probably hurts your ability to qualify for a loan. 

You will need to include those in your numbers and also make sure that the HOA does not have any rental restrictions limiting your ability to rent it out

I've been in this business a while, and without the ability to do the minor things yourself, boy, it would almost be cost prohibitive to be a smaller, mom and pop, residential income property business.

If you made the note requiring payment being made to a servicer initially your ability to assign or change addresses could become more of an issue.

Many tools mentioned are for people with more rentals and more experience.You need a REALTOR to help you understand the market, find properties, write contracts, negotiate, and stay out of trouble.You need a lender.You may need a Property Manager to help you manage the property, but that depends on your time available, willingness to learn, ability to deal with people, and other factors.You will eventually need a handyman, plumber, electrician, and other professionals, but you can definitely wait until they are needed.

The Compensation Mechanic is Completely DifferentA Flat Fee MLS listing gives sellers the ability to display a binding offer of commission to buyer agents on the MLS.

There are numerous, so I will just state the number 1.Lender:  Pro - Higher interest rate (return) than most other passive investments with the same risk profile             Con - Higher risk than money market funds, many debt funds, savings accountsBorrower:  Pro - Easier qualifying than institutional financing with an ability to structure the loan “outside the box”                 Con - Higher interest rate than conventional or institutional financing 

Unfortunately, the purchase price side of things now makes price to get in outstripping rental market ability.