How long is that process usually?

Other websites including Yelp and even their facebook page have enough negative reviews to have me cautious about them.

Vacancy in those areas usually ranges from 4-8%, maybe higher depending on the time of year (now-March).

Not sure what to do, every property I seem to check, has a decent negative cash flow.

For example, appraisal fee is $650 and when I questioned him, he stated "investment properties usually cost more to appraise" which sounded pretty fake to me but I don't know any better as of current.

You would need to purchase a home with a good amount of equity and then do a cash-out refinance whenever the bank allows it (usually 6 months).

I find at least in my area it usually doesn't produce quality leads that have stable income and clean eviction record.2) I pay particular attention to market rents and what mine is.

@Robert Gunby I usually allow it (it's only been asked of me a few times, mostly with SFH's I managed for other landlords) but with the condition that the old appliances be put back in place when they are gone.

Those don't usually cash flow $2000 per month.

However the rates will be a little higher and (usually) only fixed for 5-7 years.