I’ve already spent months working on a budget, searching the big box stores websites, online auction sites, etc. and have a pretty good idea of what my materials cost should be.

I'm 24, I work a pretty decent job that allows me to save a bit each week after paying my bills.

I live in Pennsylvania where we are pretty good. 

I say C or D because there are many abandoned homes, but the area is turning pretty quickly.

That first property has generated a pretty decent cash flow, and we just closed on our second single family rental in March 2018, located in Wake Forest, NC. 

It's pretty spot on.

Sacramento is probably a pretty decent place to house hack as far as CA goes, San Francisco and Tahoe will probably be a bit farther off. 

That is a pretty small town, assuming it is a good deal which I'm not totally convinced that it is, you might put in some calls to the buyers or buyer's agents of other rental properties in the area or even ones that have recently been listed for rent.

I looked at the numbers, they are pretty accurate, so why is it listed so high? 

one of them went to  a new PM and sure enough the lady that lived there had 760 in hud and 40 co pay.. did not pay co pay and new PM evicted her.. well now you have a turn over of a few grand you had 3 months vacancy etc.. all over 40 bucks.. just foolish really. you got to know your market and how to work in it.in the portlandia market its pretty strong you can be a little more tough in that regard.. and a vacant unit usually wont get stripped or vandalized or have squatters move in.