The budget is $400K. 1) HELCO  = all cash purchase with intention to refinance later on2) Refi on another rental  property = all cash purchase3) Conventional mortgageWhich method could save me some money at closing in NY and in the long run? 

These are the big-ticket items that can destroy the budget. otherwise, I know what finishes I want to use so I can estimate the square footage based off where the materials would go.

Am I going to be spending all my money evicting people?

Then use this as a basis for financing, and run the numbers yourself online with a mortgage calculator.Then of other expenses, talk to other investors in your area, get a sense of what they spend managing properties.

I also am a financial analyst as my day job so I laid out a pretty strict financial plan/budget for myself.

In the last ~2 years we have upgraded ~220+ units and our flooring in the bathrooms has always been either TrafficMaster Allure Vinyl Plank (the stick down flexible product) or 12"x 24" Porcelain Tile all depending on our budgets/community demographics. 

Whether you're legally liable or not, I think you'd still run the risk of being sued and having to spend money to defend yourself.  

@Scott Robbins I wouldn't spend the time becoming an agent, because you probably don't know where you are going to settle down at this point.

I had to spend a few months fixing up the house before I sold it.

I was just getting ready to post something to get advice about what is the best niche for me for long term passive income being that I have the skills and manpower to accomplish much for a lower cost or at least the same cost as someone paying a "budget" contractor (we are not a budget contractor from a retail perspective).