Then, you can decide from there whether/if you have a good match.Just know that "big box brokers/agents" have lots more expenses than independents (licensees who may choose to go it on their own after at least 2 years in many states).As an investor, agent and A-type thinker, I like to use the concept of "Zero-based Budgeting" to build my business plan from the lowest common denominator, which is how much does it costs me to represent a buyer or seller and how much is reasonable for me to earn when I do it. 

@Juan C VelezIt is cash going out the door that you won't see so I would factor it in the cash on cash calculation.You should also have a budget of this in your proforma's going forward.You should estimate how long tenants plan to stay for.I.E. tenants on average stay 3 years so you take that 1 month of rent as an expense and divide it by 3 and factor that going forward.

If you move into a house, rent out the other unit, it will cover most of your expenses while also letting you build some equity. 15k is a low budget, but a house hack allows you to get in for low and sometimes no money down. 

If this is something the seller would entertain, then I walk the home and provide them with a casher offer (usually with no buyers agents commission.) 

My advice...stick local at first since you know that market, budget 2X time and money to get it on the market.

Rental - What are all the monthly costs (property manager, taxes, mortgage, insurance, repairs budget, cap ex budget, utilities, vacancy) and upfront expenses (rehab to get rent ready, etc)?

I’ve even entertained looking out of state but that scares me.

I know installing a brand new heating system can be pricey so I'm not sure I can budget that on top of all of the new renovations ATM.

You need to make a number of updates to your analysis, @Charles J English.Refinance time will be at least 6 months.You're not budgeting for repairs.

In my experience, the draw schedule is based on the Scope of Work/Budget you submit to the lender.