If I were in your position, I’d first try negotiating with the lender to honor the original terms or at least reduce the extra fees, especially since you’ve already paid for the appraisal.

All of the properties have negative cash flow.How can I find properties that cash flow positive?

Helped many of my clients getting positive cashflows contact me at 205-240-1408 if you need further details. 

I'm looking for a lender that will move forward in financing the remaining 70-80%, in 1st position, alongside a seller 2nd of 20-30%, totaling 100% CLTV.

However, most investor that are investing OOS or OOC are typically investing in Columbus because of all of the positive growth in the market.

It sounds like you're in a good position to take advantage of the equity in your investment property and the potential for lower interest rates.

Starting to wrangle as much cash as I can to do my first small deal and get some positive cash flow to exit the rat race!

Depending on our cash positions we may go ahead and do these, even though we don't plan to build for a year or two. 

@Elizabeth Goff I'm in exactly the same position as you were 7 years ago!

Personally, if it's 1st time, I scold them and let them know of the "fine" for such, but at end I waive it if there otherwise decent tenants so now it's left in a positive manner and they know they will be paying if done again.