I’m looking for something that’ll be cost sufficient when skip traving and sending mail.

This caused an unexpected cost of ~ $12k.

Though it has a higher upfront cost, multi-family properties are generally better suited for house hacking compared to single-family homes for a few reasons. 

search for Henry Clark, he has all the steps you need to verify demand in that location, your costs to demise may be much more than your budget, I doubt the state is going to give it away.whats the zoning?

Is it just time and experience, knowing what costs what or is there a better way? 

You can save cost on a property manager by managing it yourself. 

Most plumbers don't know a lot about sewage ejector pumps because there is not a high percent of them around compared to the millions of properties.

Also study up on lease renewal restrictions and eviction costs in CA and LA or wherever you are buying. 

At current rates probably 30% down to get to a 1.2 DSCR.As an OOS investor, you have a huge disadvantage compared to local investors and you are cost burdened by paying a PM.

Yes there is risk on the Reno costs.