I think your numbers for repair and tenant replacement are too low..  

I watched a webinar the other night by bigger pockets and the presenter showed a buying houses for a low cost (75,000) and renting for about 1000 USD.  

Home Depot, Menards, and Lowes all sells very inexpensive plastic miniblinds.

The one with long term tenant was at very low rent, $800/ month!

The spread enables me to get low or no cost insurance.Lastly, this isn't my personal example but my partner used notes to pay for the addition on his house.

THat CCR is low isn't it.

I've read that you can find mortgage professionals to assist you in applying for conventional loans with no seasoning period?

(not uncommon).Sometimes you'll see a place in good condition (but with low reserves, indicating they spent the money to renew the place); or one with high reserves but in dated condition (sign of a tight fisted board).

Also, if you are in a seasonal market (I am, with our huge season being April-August as this is a university town), you might have to price according to the season. 

A typical mortgage loan (20%-30% down, low interest, and 30-yr note) is available to those houses which are habitable.