I paid about $1500 in closing costs between title, appraisal, etc, but the original loan was wiped out in favor of a new lower rate. 

This is primarily due to two key factors: low inventory (leading to tight margins) and high interest rates.

Much like other markets in the Midwest, investors go to our market because of the low barrier to entry.

this is a nice thought and catchy name (GATOR) LOL.. " The man in the new suit is getting rich on your dreams "  Stevie Winwood  Taffic low spark of the high heel boys.

My mentor told me I was still charging too low for the value I was providing. 

Do you believe it will now be more cost effective to hold a license or do you believe the expenses will go up with what I assume will be a flight from the business by low producing real estate agents? 

House hacking a duplex is a solid way to get started in real estate while keeping your living costs low.

“Be a shame if sometin happened to dat liddle bank of youz”) forced them to do: Bought T-Bills as “Safe Assets”.

for me, the ones that cashflow the most are the ones that I bought with 3% long term debt, they were new (low maintenance) and they are in high appreciating areas(just a bonus but does not impact cashflow).

You have to put 5% down vs 3.5% down, rates are usually higher, but if you have strong credit, your PMI cost can be cheaper than that of FHA loans.