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.

Im currently negative $650 cash flow. just trying to get down to $350 negative cash flow.  

The reason it doesn't work well with SFR at higher prices is because the rental price usually isn't enough to offset the mortgage payment.

Anyhow, it would be YEARS before I could get all of the licensing needed, and I am learning an incredible amount and would hate to give up this opportunity or have anything negative happen from this.

How long does it usually take to set everything up?