You will probably run into some issues and need to budget for that.You budgeted 5k for unforeseen expenses on a 4000sft home.

However, just get in, see where you fit, and build over a decent pace where down the line you will be doing great.

Look at all of the losses you can count against your rental income.Now look at line 18.Line 18 is usually:(Value of your property) - (Land value) / 27.5 years.

Also, focus on 2 years of job/income stability.Class D Properties:Cashflow vs Appreciation: Typically, all cashflow with little, maybe even negative, relative rent & value appreciationVacancy Est: 20%+ should be used to cover nonpayment, evictions & damages.Tenant Pool: majority will have FICO scores under 560 (almost 30% probability of default), little to no good tradelines, lots of collections & chargeoffs, recent evictions.

I am changing the locks over on all of my units at each turnover.

If they are available online or in person.

It's great that you're focused on saving and educating yourself before diving into real estate.

Is there debt on the property or are you doing all cash?

Maybe something along the lines of your insurance company requires the heat to be set at certain temperatures or they won't cover a damage claim etc.This way you are telling her there is nothing you can do it about it.

Happy to jump on a call sometime and talk through these things and perhaps help narrow it down.