That way you don't have to immediately worry about a big loss in cash flow starting in Aug.

I have also looked into small apartments 4-10 units, but found they have an even harder time to cash flow with current rates.  

Completely unrelated to sales commissions.The conmsion to the agent would be 3% that comes out of the proceeds of the sale.You can have them gross up the price to also include the commission so you net what you need to net, but the property will still have to appraise at the higher amount.

I’ve heard some lenders will take 75% of future rental amount to help qualify.

Just getting some "dirt" as I like to call it is the first step, the amount you will learn by jumping in and just buying something will teach you volumes. 

Cash flow takes good vision and great "hunting" for the deal, but it's certainly possible.  

Oh, by the way, if you have a steady amount of properties to take photos and tours you might benefit from having Giraffe360 camera and take pictures yourself.

However I call one of them explained my situation, currently starting, getting to know the value and look for lenders, however his answer was not what i expected, he let me know they are looking for investors with money so they can help them...So I was wondering If you have any advise/opinion/comment on;Would the fist step  be get to know to what financing amount I have access to, based on my employment and credit score?

The house hack cash flow should more than pay all the costs and throw off profits.  

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