Believe it or not but there are incorrect items on more credit reports than not.

Traditionally 10%)Vacancy (10%) $190.00 Total Expenses $1,509.00 Net Operating Income $995.00 Monthly Cash Flow $391.00 Yearly Cash Flow $4,692.00 Simple Monthly ROI 25.91%Also, your initial PITI amount doesn't match the total for the individual PITI line items.

Ask your realtor what the going is for the market in terms of which items the landlord pays for and what estimates are per unit. 

However, I agree with @Dan Mackin that is may be more burden to open and manage if you're just starting out with rentals.I also put together this checklist of items, which may be helpful!

"Income: Wholesale real estate for small mark-ups to other investors & Refer traditional listings or buyers to well-chosen brokers for referral commissions" - Do you need to be a broker to do these items?

I am just curious on if there is any big item that I am missing?   

There are many cards out there that can give you 0%APR for 12 months or so, meaning you can purchase all your items and just pay the bare minimum in the mean time.

This item came up in my email today - but what piqued my interest was you mentioning Toastmasters.

I would talk to someone on exactly how to capture that communication between her and the buyer.  

If it was stock it would be strict capital gains.If it was just a gross gain such as on a stock or item not subject to depreciation it would be taxed at 0 percent, then 15 percent, and then if your taxable income where to reach 406k it would be at 20% of the amount over..3.8% on 210k would be: 7980 on top of the income tax.