. $29,000), however I am on a regular repayment plan and I can afford my monthly payments.

It has been more than a decade since we moved our primary out of state but both times my wife, an RN, simply supplied a letter saying she would be hired effective this date at this pay.

If it's your first, but you're thinking of doing it regularly I'd advise treating it like a business and talking to both a lawyer and a CPA as it may be advantageous for you to form an entity or to open an IRA if you don't already have one for the purpose if it best fits your particular situation.

. $32k up to 11/30 in 2019 (missing December)Taxes $836/yearHoa $250/yearCable $121/monthPhone $50/monthElectric $184/monthCleaning supplies (?)

I do not know how hard it is to get rid of a placed tenant in your location, but regular inspections would allow you to catch a problem early before it becomes too bad of a problem.  

They are certainly not abundant but we do find them regularly and close several each month.

Remember that hard-money loans typically charge significantly higher interest than a regular 30-year conventional loan, and they'll typically charge up-front points and fees as well (which I don't see in your budget).Your time budget for this rehab is 2 months. 

My tenants are happy because all year long I supply them with a nice property, and I am quick to fix any problems.

Using a vehicle to meet with a clientI.E. using a vehicle to pick up supplies for your business.

We're real estate friends... hang out at meetups, text and talk regularly, etc.