In the last 2 years I spent maybe 9 days for all of them for service calls and rental viewings and the like.

I've just spent 2 weeks looking for an office to work in where they'll let me do my own deals and where the desk fee is reasonable.

I would be upset if the property didn't cash flow as well as it does ($390/month for a cash on cash return of about 21% AFTER the rehab).If I had subbed out the work, I would have spent approximately $14k additional (400 hours @ $35/hr; assuming some efficiency gains from subs who specialize).All in all, I gained valuable experience, showed my Realtor what I am willing to tackle, learned what I like to do vs hate doing, etc.

In other words, I want to be efficient with the time spent on this endeavor from start to finish.

 $20 well spent.

At most, expect to spend two to three hundred (I spent that on one that had oil to first be pumped out).

That sound like an hour well spent.

I've got $200. spent on gas, $1000. for fixing that porch, the $500. earnest money and it's a Negative cash flow .....

I traveled a lot and spent a lot of time studying...  

Do you have to provide all documentation of $ spent on the repairs?