My accountant said we can do a share screen if I like so I'll take him up on that to find out why 8 hours of bookkeeping cleanup is necessary and not included in his tax return filing price because I already have them reconciled correctly up to date and thought I can just hand off for tax return prep.

You need to maintain a fund to handle those unforeseen expenses

Grounds are well maintained.  

You should ensure the property is inspected regularly, maintain climate control to manage moisture and temperature, and address small issues like leaks or cracks early to prevent costly repairs.

Is she correct or am I spot on?  

To thrive in real estate investing, you must maintain a firm grip on your finances.

Also, let me know if these numbers seem correct.  

If the contract shows the correct legal description but also shows seller is conveying 2.11 acres, and that has not been amended, I think you have a reasonable argument.

Simple Truths.But you can make a ton of money, if you do it correctly.

I think your correct though folks have to adjust to the new normal and the interest rates they are not coming down like folks hoped for I think we are in for a run of years were rates will be more like the 2000s  6 to 7% and Owner occ in the 5s with Maybe some high 4s. but by the time folks wait for that prices will rise in the better markets.