Although i worked with a really good realtor so really the only reason for me was to save time and be more independent..

Than continue to save up for your next rental home.

Things like get HVAC units serviced, check all the plumbing for running toilets or dripping sinks, add CFL bulbs to common areas, etc.What might be safe is to invest $200k, then save $40k.

Nothing we did, just timing. 1 went to nuring home (older lady), one bought a house she was saving for for a number of years, and the other got a different job and had to relocate.

Ultimately saving most of my equity for other rental deals. 

We've saved up and now that we've had twins - we think its time to make a purchase at $2-3MM even though this overheated market is a little terrifying.

AdvantagesSince we are dealing directly with no real estate agent involved, we will save 5-6% on the deal which we will split 50-50.This one is a small advantage, but still mentioning it here.

So I am going pass along her wisdom, don't go cheap - it doesn't always pay or save time.

3% for maintenance seems a little low, but you are saving a good amount for CapEx which is good since you know you have roof and windows coming up.  

For context, we have about 30k saved up, and are living in a hot market (Nashville).