Your concerns are quite valid and your budget should be fine for a smaller SFR and unless you are in a resort style community, like Champions Gate or Reunion or Windsor Hills etc, the HOA will be quite reasonable.

What with their chic makeup, coordinating Peloton labeled workout gear, and professionally styled hair.

@Juan Solano they’re starting to have a pay to play agent style.

No one wanted her house, it was vacant for 3 years, I bought it and turned it while it was rented partly and sold it in under a week with new style and deco for a positive cash flow. 

Any more than that and I would be questioning your pre-screening methodology.Keep in mind, you can't talk to everyone at the group styled showings.

So if you're looking for more affordable cashflow style properties, check out Milwaukee.

I recently wrote a blog in which I shared an idea that I think would also be great for you since you want to do a BRRRR and rent to college students.Here's an excerpt:"If you have rentals ... perhaps you can rent by the room by creating a community-style living space where tenants share common areas like the kitchen, dining and living areas but have private bedrooms with keyless door locks.You could even add in workspace areas and maybe designate one room as the "zoom room" for distraction-free meetings and collaborations."

I can capture the current market style at a very affordable price, overall boosting your return! 

Since I do a open house style of showing of the rental and not a “ by appointment “, Is it ok to show the house for 2-3 hours and collect as many APPS from whoever wants to apply?

Take the next sized smaller wad of the same style and substitute it in the recipe.