Private and hard money are great tools to get you into good deals. 

During my analysis with the rental property tool, I assumed a $3,875 Down Payment and 1,200 closing cost.

It is an amazing wealth building tool!

Estimate time (in this case you know 1 guy / 2 weeks, sounds about right with odds and ends)80 hours times $30 is 2400 in handyman labor, that's 4,800 a month including truck, tools and taxes - income is so low, he would not qualify as a tenant for us

Motivation is a great tool and should be leveraged when you have it.

I have ones for evaluating a deal (and have used those tools her in BP). 

@Jennifer Brown Im an aspiring investor looking for motivated people in the Valdosta area to collaborate and network with.

There are a lot of tools/resources out there which can help with tenant screening and the new laws can make some of it confusing (admittedly I'm not based in NY nor am I a lawyer who is well-versed in some of these new NY laws). 

Of course folding, sealing, and adding postage would be quite labor-intensive, but I think I might also have access to a folding machine, and in any case those are the sorts of tasks I don't mind doing while watching TV or something.I've done some research and think I have a decent understanding of how to get bulk mail rates with folded self-mailers, and how to save even more on fees by adding a barcode (probably by using the free USPS IMsb tool?)

Without that knowledge, I will not know what is a good deal despite the powerful tools that BP has.