You are likely overpaying by $5,000.Broker fee of $3,000 and Processing Fees of $2,000 seem out of place...but then again, i never used a broker to get a loan so I am not sure about that.If the broker was able to get you an interest rate or loan product that you wouldn't be able to find on the open market...its high, but likely fair.if you are getting a loan product that you could have gotten by going to a normal bank...seems high and unnecessary. 

Obviously this is nearly always true with an appreciating asset/appreciating rents (depending on the cap rate, interest rate, and time horizon, which @Scott Trench was alluding to). 

I travel for REI, businesses, my own business, and other interests related to work on average 2 days a month.I drop off my kids to school and then later pick them up with my wife after going to the gym every weekday during the school year together.

My mortgage should be about $2,100 after I get PMI eliminated and I was going to rent it to a friend that I have known since high school for $2,000 a month.

But RC builds in areas with good schools and those homes rent well.

And what about that high school biology? 

Comes with a known rate, a known term, a known payment. 

I've been interested in real estate since high school, and I'm ready to make the plunge with a house hack.

HUD targets average rents for an area, so just like average school grades, this typically translates to Class C property rents.In our Metro Detroit market, the MAJORITY of the claims about getting higher than market rents can be traced to a Class D Neighborhood/Property. 

Interest rates don't help, but investors were also successful in the 80s and 90s with rates in this range.