Market value estimation is never a specific percentage range above or below list price, I realize a lot of 'methods' teach this, but that is starting from the wrong end of things.The question is, what is the market value (regardless of list price, which the listing agent seller could have set at high, low, or spot on)? 

I've seen fees be flat fees of $2K up to $6K and a range of percentages. 

Definitely a wide range in pricing.

Hard-money lending is a bit scary to me as I've heard it can get in the range of 15% interest rate, but I'll try to see if there is a fit for it.Do you have any favorite Houston real estate investing meetup groups?

Maybe owning in the 5-10 house range but does not matter.

The first listings she sent me after I explained what I was looking for, 4 out of 5 of them where significantly higher than the range I requested.I should also clarify that I'm in Oklahoma.

You shouldn't have a problem getting financing in the 6% range.  

For a 60-month loan at 4%, that’s a monthly payment in the $800-$1,300 range, depending on your down payment.

Most homes in lower end areas of these locations I mentioned where you could potentially acquire in the $400k range would not rent for more than $3500 so you would certainly be cash flow negative.

The kitchen was being remodeled, so the tech was able to see the gas valve that would be used for a gas range, if I were to ever get one.