I allow the shorter stays when it lines up with my calendar but our average reservation is 3 months. 

@Dwayne Clarke Up to 75% cash out is available on DSCR depending on credit and all the other expenses.

There really doesn't need to be a calculator for NNN since all expenses are paid by the tenant. 

I have either kept their rents lower than the area average market rents or made a small downward adjustment in rent in conjunction with not raising the rent for the current year to help offset the initial cost for the new addition of them paying for their heat.

While in theory this is great, even if you find a property below market value you run into two issues in today's market.The first issue is buying low enough to recuperate your expenses and down payment.

The seller said CPA’s were too expensive so they did their taxes themselves?

But typically these are already home owners so it may be a better than average tenant base as far thrashing the property. 

It’s frankly worse than 2008 products and the word expensive doesn’t describe it.

Beyond what is right and wrong, is what is most likely to occur..my forecast is based on an initial knee jerk reaction and subject to evolve..My prediction is that buyer(s) will still want (and need) to be represented, but likely at a lower average cost. 

Getting your Real Estate license is a great idea for flipping houses you will be able to save 2.5-3% when you buy (if listed on MLS) but definitely when you sell which is a nice added cushion in case unexpected expenses come up especially when starting out!