I would be careful of buying yourself cashflow, aka, placing a larger down payment, as well as betting on appreciation.

They can go to the bank and deposit pennies for all I care.

I tried to be careful of who I rent it out to.

You would also have to factor in lawn care if neither of the tenants would be doing it.

I don’t care about my tenants personal life issues or whatever.  

Over deliver what they are expecting and be quick to take care of any issues or complaints and you will get there.The first year can be a buildup to get to where you need to be.Maybe have some friends stay their cheap in exchange for a great review and an honest constructive critisism.

They care about the deal and your experience (or how well you sell them on your experience). 

I would really like to retire from patient care practicing within 5 years and just do real estate investing as my new second career to  build wealth (still owe student loans but I'm investing versus paying them) and live comfortably in retirement. 

Your problem is the 13.75% interest that you want to use to purchase the property, if you have to borrow at that high of an interest rate this is what you are going to see. 

Instead of owning a % of an LLC like a syndication you own the property on paper (title, loan, etc).