I don't mind low cash flow with high appreciation, but that's my specific plan, it doesn't work for everyone.

Many of them have restrictions that you must owner-occupy the property for a minimum number of years - or you'll have to pay it back with interest.Also, the standard mortgage requires you to owner-occupy a property for a minimum of 12 months before renting it out.

These are all services that investors and homeowners will and do pay for so you're on the right track.

I do have some money that I need to pay myself back from my current property from renovations.

It came out to $823 in expenses and in the area Section 8 is paying $11400 to $1600 a unit.

As noted, commission are always negotiable as are brokerage options (full service to discount companies that pretty much just post it on the MLS and you work with all calls, offers, etc) and an agent can go over likely net out scenarios with you and give you an idea what you likely will be able to net after closing expenses and paying off the mortgage balance. 

Because the owners of Licensing Experts pay ALL CASH, the closing usually occurs 3-6 weeks, which is very fast compared to traditionally financed commercial deals I've seen on Bigger Pockets.The whole thing hinges on their very clever technique of getting existing commercial retail tenants engaged, willing to move into their newly acquired properties who are coming up for a lease renewal or lease expiration, rather than marketing for new commercial tenants - which would take way too long.Licensing Experts is somewhat of a "front" for their Mentorship Platform, as they evidently have many of their own separate entities for which they use to actually purchase and close on their commercial properties assigned by their mentees. 

I'm wondering if you are having difficulties with tenants paying their rent.

Keep in mind that I'm in a rural market. 

Personally, I prefer to target tenants with full vouchers, as they won’t have to pay anything out of pocket.