Your question asking for detailed loan estimates from multiple lenders at the preapproval stage with  "exact cost to close" is very problematic. 

I'm with @Huong Luu but would add join a local REIA and find some PMLs they are always hanging out at meetings.

I've been at it for a little over a month. 

Same for 2-years of job/income stability.Tenant Default: 10-20% probability of eviction or early lease termination.Section 8: Class C rents usually meet program requirements, proper screening still recommended.Vacancies: 10-20%, depending on market conditions and tenant screening.Cashflow vs Appreciation: Should cashflow immediately, at the lower end of relative rent & value appreciation.Class D Properties:Tenant Pool: Majority of FICO scores under 560, little to no good tradelines, lots of collections & chargeoffs, but should have no convictions/evictions in last 12 months.

At some point in the future, the economy will have another crisis. 

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@Mitchell Zoll, I'm not sure if we can change the structure at this point.

And I will go outside, and when I hear the noise, I will look at the home itself and start listing the things I love about it.

After 8 years or so, you've got three or four properties and the world opens up to you at that point. 

I'm looking at purchasing a motel that was converted to 10 long term rentals.