Once you account for everything are you still cash flow positive?

I do not own the property, i am a newbie investor trying to understand what is needed to basically get a house under a lease with option to purchase contract and assign my position to someone who cant qualify for a loan due to there current position but but are willing to pay a little extra on this lease agreement because they are serious about picking up there credit score and at the end, actually closing on the house.

My thoughts are putting a notice on the doors and under the doors stating what day and time that the front locks will be changed and the time we will be available to provide keys. 

Once you have possession, put notices on the door with your number to contact.

Any tips on how I can work my way into the industry as an employee at an entry level and basic position? 

I know some of them don’t need that.I'm in the same position where I know I will need to raise funds for my next rental and a flip seems like the way to go.

So far, I bought 3 properties including my primary residence.However I noticed that usually seller pays for 6% buyer and seller agent fees.

That will depend on whether the tenants have existing long term leases and what your state laws require for notice. 

Only thing I'm thinking of doing is including a 60-day notice for when she leaves (although I'm not sure whether it is legal). 

I am in full agreement that a positive cash flow is a very important goal, due to the fact it insulates you from gambling on appreciation, equity, and rent increases.