I know that in general, you have to spend money to make money and wanted to have a chance at starting buy-and-hold real estate before I start making "real money" as an attending physician in SIX YEARS... 3.5K seems like a lot when you're already hundreds of thousands in debt, have kids, and are creatively paying down a mortgage in CA.

I've helped hundreds of clients invest passively in a dozen or so markets here in the southern/middle part of the country.

However, when you search the internet, you find hundreds of posts and documentation talking about investors being so successful with it, big ones and small.

I've read a few hundred appraisals in PHX Metro and sometimes you'll get away with not having the AC vent or closet but they're looking for it to be done in a professional manor as you stated. 

I personally have done this, and so are hundreds of my clients.

Pretty sure Rent to Retirement has hundreds of 5 star reviews.

No need to spend hundreds.

His lot is 8 acres but backs up to the Cleveland National Forest so he in effect has hundreds/thousands of acres.  

(I’d also assume that learning what qualifies as quality real estate comes with time and evaluating hundreds if not thousands of deals.)

It obviously would not hit the 1% rule, but should be positive cash flow by maybe a couple hundred bucks a month when we move out.