.- 1890 Construction; brick (original house) & vinyl-sided (1-story addition) - 3Bed/1Bath; 1 bed and bath downstairs, 2 beds and 1 extra community area upstairs- Originally a 3Bed/0Bath.

Was surprised to see even RF slaps on an extra % taken out of the seller's proceeds whenever the buyer is unrep.Are there any exceptions? 

You can make extra $$ and the people are responsible for their horses, not you.

House hack a single family house (1-4 units) 3% or 3.5% down, figure out closing cost assistance to keep your closing costs as low as possible and rent your extra rooms or units to a tenant.

Otherwise I would have to put down 80k plus an extra 20k+ for repairs (hvac,roof,ect).

As others have said, getting a side hustle to make extra cash and pay down that CC debt might be a good idea.I also think you should start looking at properties and building a plan.

When everyone has access to the same information, you should expect a broker to go the extra mile to get your business. 

I’m currently pursuing my bachelors in business/Finance My point of this post is that My long term goal is to be a fullTime Real estate investor. if anyone needs some groundwork in the arizona area pictures, videos Etc or would like to provide any advice it would be gratefully appreciated. my goal is to buy my first rental property this year I’m definitely interested in getting any extra experience.

Don't beat yourself up because you aren't throwing down $25K on some course or going back to school for some extra degree.

If the bank estimated $6,000 in expenses, and charged you $500 a month, but the actual yearly cost was $9,000, they will charge you an extra $250 per month to make up for the prior years shortage.