While researching and evaluating homes, I had an idea for managing the down payment and emergencies for the first property.When I find a property with good cash flow, I could use a private money lender (PML) to cover the down payment and closing costs.

I pulled this off but with an FHA 203k loan which allows you to wrap the cost of renovations into the loan. 

So I calculated an example. 20% of 352K is $70400 but there's also closing costs.

The one month's worth of rent covers some costs (cleaning, readvertising) and the rest is a hedge against vacancy.

We don’t want to lose money in the sale and we are being reasonable in the price we have listed it considering what we have put into it.

So, by trying to get a tenant out and replace them with another tenant you have a 50% chance they will be the same or worse, plus the expense, lost rent due to vacancy, plus any tenant placement costs with your PM.

I've always had this dream of a beach home within walking distance to the beach, so I realize I probably need to back up and look at this more objectively instead of emotionally when it comes to extra wear and tear and higher insurance costs, weather impacts, etc.

A house hacker with a  W-2 income can often times float some rehab costs on a duplex through cashflow or supplement some with their income.

The question for seasoned investors is, are mentorships worth their cost, or is doing your own research just as good?  

If no mention was made of any type of special cleaner in the lease - that seems like an error on your part and would be a cost that you would have to bear.if you are charging the renter how old the units are makes a difference.