@Tony Gunter my concern is that the rent will be too high to match the expenses because there are better prices else where.

I would clarify but if allowed take the same deposit I do with a dog of 650

You can set up direct deposit so that your tenants money goes directly into your bank.

"Best use" of land is highest dollar, which doesn't always match with community objectives.

These are required:Rental AgreementSmoke Alarm / Carbon Monoxide AlarmMold & Mildew AddendumSafety AddendumSecurity Deposit Addendum + Notice of Security Deposit RightsMove-in Accounting (Portland)Condition at Move-in (Portland)If the property was built prior to 1978 you'll also need lead-based paint disclosures.

We'll pro-rate hold over days from their security deposit so the earlier they get out the more money they get back and we give them cash on the spot if they leave our unit completely empty and reasonably clean.

I see people posting that they have hedgefund buyers who will pay full retail prices for properties that match their buybox, but I can't seem to find much info on how to get in touch with the agents for these hedgefunds.Can anyone recommend how to find them?

Expensesget taxes from county. look at current valuation and you should have a good guess at how much it will go up based on purchase price.Find out what expenses are paid by LLVerify which utilities are separately metered; get average winter/summer monthly costs from utility company for any 'house' accountsGet quote per door from your insurance agentGet a quote from your landscaper (find out what they pay)Get a dumpster quote if you don't have city trash binsFind out if there is a parking lot sewer feeFind out rental registration requirements and costs (can be both county and muni)Income:Get the rent roll, In the contract require that you get estoppels signed by tenants and current owner saying amount of current rent, security deposit held, past due balances, and spelling out any promises for additional work/upgrades (there shouldn't be any). 

How are these job openings not matching with the unemployed?

The cut is clean and the two pieces match right up.