I noticed that the appraisal fee is higher than a typical 1 to 4 unit residential property, and they quoted and Environmental Study fee, which I have never heard of on a 1 to 4 unit residential property.

As I studied earlier, the first thing you should do is marketing, then get a call and do a property analysis to understand if it's profitable for you, then meet with the seller and sign all the necessary papers, then if there is a debt in the bank we do a reinstatement quote, then do a title search to check if there are any hidden debts, if everything is fine we look for an investor or flipper and sign an assignment of contract with him and wait for closing to get our money.

With SFR, they appreciated at a national average of 3.8% from the last study that I read in 2024.

Here is a mistake / aha moment: cost segregation studies are worth it, even for a portfolio of  smaller properties!

I want a real estate agent with a hustler's mentality, who knows the neighborhoods, studies appreciation and deal analysis already, understands short-term rentals, and is potentially looking to be a scalable partner with me.

2x House Hacker here in Los Angeles and a case study in the BP book, The House Hacking Strategy.1.

Would love to connect with people who can give me advice on what to look for or where to study for starting out.

Study the market.

Depending on how you use the property, you may benefit from a cost segregation study and bonus depreciation once the property is in service. 

@Andrew Slezak  HUD does studies of rent for the whole country and published the MEDIAN rent for every area/county/zipcode in the country.