That all being said, rates can still be had at this point in the 5’s for those with good credit and loan to value.

What are your rates and fees for a 780+ credit score?

It also gives the people you stay with reporting to the credit bureaus when they make their payment on time as a perk. 

I have been watching my local market the past couple of years saving money and building credit for my first property.  

NEVER let it go to Foreclosure (auction) That hits your credit for 7 years and 300 pts and depending what state you live in the bank can come after you for the deficiency.There are many options and way to many to type out here and explain so feel free to call me at 636 685 2990.

And lastly, I search FunishedFinder listings nearby, find comparable properties, and track the listed rent for a few months (does it increase, decrease?).

I have spent countless hours trying to figure out how to buy properties with no income, no down payment, and a 700+ credit score from a student credit card with $10 payments on time.

The process is getting allthe information together like the 1003, credit authorization form, bank statements, income statements etc. they will underwrite the file and confirm the borrowers ability to repay.What state is this in?

And pay another set of closing costs.If you do have to refinance in 5 years, the main concerns would be to make sure your credit is good for the refi. 

The end goal is to be fully dedicated to investing but there's so much to learn and I don't have the risk appetite to also quite my 9-5 to fully dedicate to real estate.I would love to learn more about investment deals and how I can find ways to fast track my goals.