Your trash budget seems low, and why are you paying $400/year for advertising?

I know people that started off initially with a $500 per month mailer budget, and it took them awhile to land their first deal, but every time they did they rolled the profits right back into marketing and now this person is closing on about 3-5 properties per month.

To be a good investor you need to: Be self-motivated to work hard (this can be proven by earning a good income)Have basic accounting skills and ability to follow the money (this can be proven by setting and staying within your monthly budget)Live below your means (this can be proven by setting aside a little $ each month for investing)Be responsible and keep up with things (this can be proven by paying your bills on time)Lastly but certainly not least, delay gratification (this can be proven by not cannibalizing your investment savings when circumstances of life tempt you to do so).

This $398 value is not in our budget.

Also, for whatever reason I was a bit lax in my initial assessment on the amount of work needed at this house, so that went well over budget.

You'll be budgeted for a rehab in the coming years.

The rehab came within budget (~$7K)..

You are taking "action" which is the hardest thing for most people to do, so I commend you for that.If you have a limited marketing budget but have the time, driving for dollars can be a great strategy.

Now regarding our fee its paid as $11,900 down to retain us as project managers and the balance paid by the construction budget and closing over a year of supervising the build and then tenanting.

Paul Ryan (who represents my parents district where I grew up in suburban Milwaukee) attempts to come up with an actual budget for the first time in 20 years that tries to bring at least the start of some fiscal sanity to Washington, he's blasted by the Tea Party types.