I would not worry so much about the small stuff, the biggest impact issue is capex: you have 4 sets of everything, probably 20-50k of deferred maintenance of the bat and then ongoing capex and improvements. 

I think my backyard (Northern Virginia) is too $$ for my current risk appetite so I am planning on going out of state, hadn't considered Baltimore until seeing your post. 

While there will always be a demand for an individual house I think the new units coming on the market soon are going to depress rents, and the building is ongoing.

So if your DTI excluding rental properties is D/I, your existing Sch E rental income is $4000/month and ongoing Sch E rental expenses (do not include amortization of expenses already incurred or depreciation) plus current rental PITIA payments are $3,600/month, your new purchase rental income is 75%*$2,000=$1,500/month, and your new purchase rental PITIA is $1,800/month, your new DTI would be (D+($1,800-$1,500))/(I+($4,000-$3,600))"Rental Income Worksheet – Individual Rental Income from Investment Property(s) (up to 4 properties) (Form 1038)"

The investors should make themselves available to you to answer your questions about the deal before you invest and on an on-going basis after you have invested. 

The most passive REI you can do to get all of those benefits is turnkey real estate where you don't close until the property is rehabbed and with tenant in place, and ongoing property management.That said, some of the benefits can be had through some kinds of crowdfunding and other syndications. 

Congrats on going full time Wyatt!

A few people recommended them to me and I'm planning on going to the next one.

The fed only has about $6T to cover its ongoing expenses, pay interest and pay principal.Now let’s address your question.  

Purchase price: $42,000 Cash invested: $82,500 Purchased for Fix & Flip or BRRRR, currently ongoing.