And for someone to get so much of the fruits of my labor seems like an injustice to myself. does that help paint the picture a bit better? 

With the current high interest rate environment you're looking at probably double the interest rate and if you're making just enough to live I'm guessing your DTI is pretty high so you're not going to get premium rates.

I want to get started investing in rental properties where I live (NY) before I venture out of state but I have 2 major concerns about NY: tenant laws and high prices.

The room is pictured below.

Your points seem a little high but again it's an $80K loan so its a price you have to pay for those smaller loans.  

I've often heard BP use the terms "Cash Flow markets" and "Appreciation markets", and they are generally referring to low-priced markets as "Cash Flow" and high-priced markets as "Appreciation". 

Ultimately you'll want to make sure you have a good financial foundation and once that is set in place, learn your market, learn what to expect, stick with what you know or have the ability to learn and then you'll have a MUCH clearer picture of what to use those extra funds for.

Anyone specialize in aiding high net worth individuals to exponentially increase their worth using real estate?

You can't tell by the pictures of a listing but you can tell by the price.Neighborhoods valued above median price typically have low crime, schools are better, you have decent shopping and restaurants, prices are considered still affordable and you have demand from a large demographic segment.You may call this the west-coast approach, because it yields equity more than cash flow.

For example, with a strong DSCR and high credit your leverage can be greatly extended and your interest rate lowered to a point where it makes your offer price ability bump lift and yet still be profitable.