I could hire out structural modifications to add needed egress windows and strengthen the shear walls and rough in the breaker panel,  then frame the place myself, pay somebody to drywall it,  then install the kitchen and bath stuff and probably have a unit ready to go for someplace around $50K.   

So I get it, I see it all the time.But your cashflow is not only low (not always a deal-breaker) but you've got some really low expense figures you're using to get there.

I am a big proponent of Airbnbs and a self proclaimed rule breaker but after getting burned several times by bending the rules, I recommend that everyone know the regulations that are currently in play and any that may be coming down the pike so that you don't get stuck with fines. 

The inspector's report doesn't say why - it just does.So I got out and replace the meter socket and the service cable to the main breaker in the panel.OK;  it's all done - everything is new from the main breaker out to the new pecker-head - now please turn the power on.Result:  Inspection report now says that the main panel is too old, isn't up to code, and has to be replaced.1.

HOA fees aren't necessarily a deal breaker.

Blanket your place with signs that closed-circuit cameras are recording everything 24/7.Keep calling the cops when this happens.

You are not allowed to 'double dip' and if a tenant breaks the lease you have a duty to make every effort to re-rent and the lease breaker may only be charged for your actual losses and you'll be lucky if you can collect at all.

Sure.... do I think its a deal breaker to be a good real estate agent... hell no...Do I think the bar for getting a license to sell people the most expensive purchase they will ever likely make is too low ?

The snow is more mild here than CLE, but overall snow should not be a deal breaker to not invest somewhere.

The deal-breaker is always when they want to meet in person.