Even if you can buy with no money down you need cash reserves for repairs and unexpected expenses.

I would be thinking what if it doesn’t rent at the occupancy you expect, what if the HVAC unexpectedly needs to be replaced, expensive sewage problem, etc.Also, for a 4 bed house and what sounds like a studio (plus maybe some cosmetic work…you mentioned paint), I think $25k is also on the low end of a furnishing budget.

I don't see a real value add component for an out of state investor to buy a turnkey product from an out of state company who's got to hope that the actual people on the ground can do the job for the end customer.

Share this schedule with the contractors and subcontractors, and make sure they understand the importance of sticking to the schedule.Communicate regularly: Regularly check in with the contractors and subcontractors to ensure that the work is progressing as planned and address any issues or delays as soon as they arise.Be flexible: Be willing to be flexible if unexpected issues arise, but at the same time make sure that the contractors and subcontractors are aware that delays will not be tolerated without proper communication and explanation.Hold them accountable: Hold the contractors and subcontractors accountable for any delays or issues that arise.

Often derailed by unexpected or over investment of expense, time or energy.

But As depreciation winds down cash flow to justify holding the asset even without depreciation benefit becomes a very significant component.

You get into the rule of the debt financed distribution (and interest component ) and it gets complicated from there.  

No, of course not.The IRS also has a rule regarding "significant personal pleasure" such that travel that has a significant personal pleasure component becomes non deductible. 

When the renter has time, they can add a colorful shower curtain to the liner I provide.Often, extra and unexpected benefits for the renter helps to establish a good relationship.

The x-factor tho like you mentioned is the unexpected and that's what I fear.