It is almost making the 2% rule and I feel it will cash flow.

Mods feel free to move it there.

I feel it’s better to proactive show potential sellers with this third-party validation to put their mind at ease.

They will let anyone they feel that is acceptable in my property with no say so from me. 

(I feel like it could be around 70-75k but we'll see). 

I feel your pain...once had a tenant that turned the house into a dog rescue facility... what a mess..  

Please click on the links, give them a read, and share your thoughts in the comments.First is a post that I feel will help not get overwhelmed with the amount of info that is here on BP:https://www.biggerpockets.com/blogs/5868/52761-the-simple-guide-to-getting-started-on-bp The second is a post that will help get you focused with your real estate investing goals:https://www.biggerpockets.com/blogs/5868/52743-im-new-to-bp-any-advice-would-be-appriciatedThe last one is a post that will help you choose an “investor friendly” real estate agent.

Feel out if there's openness to negotiation. 

This has been an exciting experience and all of the hard work feels like a reward!

To be honest, if you are looking for a single-source platform for outbound marketing, i'd start with ActiveCampaign and you'll be able to make the future decision on whether or not you'd like to expand into other platforms... if you'd like, feel free to reach out to me and I can set you up with a free account.