I see homeowners shooting themselves in the foot all the time trying to save a buck.

I was thinking a few hundred, but given my worst case, offering one month rent + a few hundred bucks.   

You can have someone knock that out for 300 bucks combined.Those windows are gonna cost you WAY more money than you think, that's a painful lesson I've learned from experience.A nice, clean, used range can be had from an appliance reseller for 250-300 delivered, easy.Front door may very well cost you more if you replace the whole thing.Save some money on the flooring, 5500 is a lot of money for $500 rent/unit700 for a tub handle???

When you account for everything, the cashflow, loan pay down, appreciation, tax benefits, leverage, and that once the note matures and is fully payed off, your cashflow will triple - the overall returns are astonishing. 

Buck, welcome to BP. 

Looks like I would cash-flow a couple hundred bucks a month and could be more if I make the tenants pay for utilities.

That's a negative cash flow when you start, and 100 bucks a month if you raise the rents to 1100 total.

If you were in Illinois, I would tell you to at minimum have a good attorney (which only costs 500-700 bucks) on your team. 

I wouldn't suggest buying something that needs any work, though, so you're looking at a 7-12% cash flow before debt service, or a couple hundred bucks a month after debt service. 

I know alot of agents that do alot of transactions but that's because they rather sell a home for 105k instead of 110k because the commission is only 150 bucks more and it takesmore work to get that extra 5k.