So I looked at some local markets like Sacramento where I'm from and familiar with the neighborhoods but the cashflow would be so negative that I'd be paying out of pocket every month.Now I'm more inclined to buy a single family in KC as it seems the rates won't drop anytime soon so would like to get in the investment game sooner than later and hope for a rate drop in few years to refinance.I have been looking on Zillow, and recently connected to an agent to run numbers and seems I could make about $100-$300 after mortgage payment and insurance.

Don't pay for information that is readily available for free on this forum.

I'm thinking the most I should pay for this is somewhere around 730K 

You will have to pay tax on the depreciation recapture and gain on sale (if applicable).

Going pay some medical debt and I’ll be debt free.  

I recently bought my mother a mobile home on a lot cash in Corpus Christi so she will not have to pay rent.

You would pay a second round of closing costs, but only for re-fi, not with the additional seller / buyer closing costs that would be unnecessary (escrow, title, etc.).So anyone searching for VA renovation loans can always use this model as "Plan B" if you can't find a good VA loan.

It turns out a 2nd of my 11 investments in FTF has stopped paying and they are trying to foreclose on the property. 

If you use an Hard money for an investment it will be loaded with fee's pay points and high rate.Primary home is a simple DPA program either through the State, County or like CHENOA. 

The things you need to watch out for are the price you pay and how leads are distributed.