Every property of interest must be evaluated based on current and future performance.Current ConsiderationsTime to rentRenovation Cost & RiskInitial ROI and cash flowPurchase PriceMaintenance costAcceptable area rental restrictionsIn an area that is doing well and likely to do better in the future.In the migration path of urban sprawl.Future ConsiderationsThe location has a track record of appreciation and rent increases.It physically matches the expected demographic changes for the foreseeable future.Buy what your “customer” wants to rent, not what you think is a good property.

but if you have $0 in savings, thousands of dollars in credit card debt, and have never set foot inside an actual house for sale, you have no business paying for coaching, or buying houses. 

What is the credit requirements they look at?

As in real cash backed by the full faith and credit of the United States government, however shaky that may seem ;)

A good deal is a good deal, however with that said you also have to resell the property so you have to be in a place where people have money, access to credit, and want to live.   

I'm looking at the different property management platforms and wondering if there are any that people LOVE that does all the property management stuff but also does a good job tracking the financials? 

You can create custom maps to mark areas of interest, track properties you're considering, and note key amenities like schools, shopping centers, and public transport.

The occupancy is below stabilization for most lenders (85%-90%+) and they are likely shy because your track record is nil (you said you were new to commercial/multifamily).

I requested that they send someone out to set the door on its track, and then get a quote for the cost to install an opener.

You’re on the right track with everything.Yes you depreciate ~50% or the part you place in service / rent.