At the numbers that I have seen you would not be able to cashflow at anything below 10%.With such a low down payment you would need to buy insurance that would eat your margin up.Anything below 20% gets tricky. 

I've heard that termites don't eat charred wood (potential bonus)?

Mailing something one time is like eating a salad, doing a set of curls, and wondering why you don't have large biceps.

You can't have your cake and eat it too.If anyone can complain it's the 0.001%: the highest property tax I have seen so far on a private residence is $135,000 per year for an estate on Lake Drive - ouch!!

Even using Gap Funding for down payment and closing costs runs you into the same issue, because while it saves you having to share any of your equity, the debt service for said funding usually eats away at most of your cashflow (same as your reference to a HELOC, on a HELOC would be a much lower payment than Gap Funding [va unsecured debt]).In most cases, its one of 3 options:1.

Agents can fit the bill but ensure that they are investor friendly and can support what you are doing - assuming you will use them to sell at the end (with the associated cost).Be sure you run your numbers (HML costs can add up quickly) since renovation and carrying costs can eat you alive.

I personally don't think those tenants should foot the bill for incompetent contractors or that you followed the advice of one to replace the water heater.Additionally, although I'm not sure how the utility handles customer account cancellations in MN, it sounds as if they were simply trying to stop the service in their names, not be malicious.Regarding the pet situation, it sucks... but you DID allow them to have a pet.You may have to eat crow on this one.

The main floor living room includes fireplace in a fully open brand-new kitchen. featuring eat-in peninsula, new cabinets, quartz countertops, tile backsplash & all new stainless-steel appliances.

That's a decent balance between not having to eat all the turnover costs and being closer to market. 

I'm willing to eat the cost this once and give them a warning since I don't have this well-structured in my current lease, mine only states “Tenant will also be responsible for payment of any municipal fines or other costs imposed on the Landlord due to Tenant’s failure to comply with law or local ordinances…” in the maintenance section covering lawn care and whatnot...