Also, keep in mind that federal fair housing laws don't apply to an owner-occupied 2-family like they do with every other property (including owner-occupied 3 or 4-family units).  

Possibly Charlotte NC, because ven though it's a saturated market for investors (it seems), there are tons of renters there and the prices are still fairly low

Basically you are going to have to convince the tenants that you are being fair and charging them for their portion as you are basically their "utility company". 

That will likely be lower hanging fruit, while still involved, than trying to convince a lender to give you capital for some pledged loans while you are still fairly inexperienced.  

With boots on the ground, I think you can fair much better in a rough(er) market.

If I'm replacing the unit, does the scope of work/price seem fair?

That's a fairly tough market for a new investor, in my opinion. 

Let's play the math game you enjoyed since I just finished renting a property:30 minutes per interested party that actually bothers to show up x15 people: 7hr 30min15 minutes per interested party that didn't bother to show up x10 people: 2hr 30minIncome from fees: $0Lost wages: 10hr x $25/hr = $250 (I actually make FAR more than that, but trying to be fair)Let's assume that my 3 properties do this twice a year (the trend so far): -$250 x2 x3: $1,500/year lossLet's say I don't screen and I get "that guy" that I trusted to tell me how amazing he was like you claim about yourself.

They can't keep track of all of their markets and properties so if you can give them a reasonable explanation as to why your pricing is fair they just may take it. 

What interest rate would be fair?