@mike @Mike Cumbie I've been in this position before and would offer to put down some silly extra EMD to get the seller to stay in contract.

Yes, I would charge extra for an outdoor dog.

Most of the time the money you save on buying the material is spent on the extra time it takes for someone to install it.

Find a deal that will make you money buy good liability insurance and when you start making money find a CPA to help you keep some extra bucks and a lawyer to protect the bucks you have.

Just go in with realistic expectations, don't expect to be able to spend an extra $1,000 a month because now there is $1,600 of rent coming in.

I owe 230 on a 315 house and I’ve been spending extra cash to pay down the house (4% interest rate).

The extra $100 per month would most likely just cover vacancy and cap ex costs so I’m still not cash flowing very well on this property.

Sounds to me like it isn't an ideal rental I would sell it tax free (since you have lived in it for 2 out of last 5 years) and then use the proceeds to buy a value add house hack and fix it up over the course of living there with that extra money you made. 

So every month I have $10,000 extra cash just going into savings.

. %) and services provided and what would be complimentary extra services?