I wouldn't touch your current loan unless rates drop 1-2%.

I'm currently pre-approved but my lender gave me a "mid-level rate" which I believe isn't my actual rate since I haven't chosen a property but me not being as educated on the behalf and thinking it was my actual rate I decided to rate shop a bit.

Currently changing my mindset of I can’t do that, to how can I? 

Congrats @Emily Pena - I'm also an agent (working mostly with investors), property manager and an investor myself (currently owning 26 rental units). 

I am currently a junior business marketing major with a concentration in professional sales at Samford University.

VA loans are the only loans that allow this, and there is no rate penalty for it no longer being your primary home.With that in mind, you could do a cash out refinance today at a higher rate than current market rates which will create profit on the loan, we can take that profit to pay for your closing costs.

Currently there is plastic sheeting covering the hole in the ceiling, about 4'x4'. 

I don't currently have any investment properties, but will likely work with a turn-key property managment in the Memphis/Little Rock area.My goal is to build a good cash-flow portfolio to ease into retirement. 

If your goal is day-one cash flow, the current high interest rates will make it very difficult.

I currently own a 3/2 ranch home with about 100k in equity and have 100k in liquidity.