I'm curious as to if it even makes sense to try and get a lower number or if the numbers work at the list price to just offer that.

I have a background in wastewater treatment, I also have some experience in multi level business. 

I wonder do you recommend a novice invest in lower cost properties to start?

I would much rather deal with a commercial lender because I would think that the rates would be lower.

Our breakeven rent is nearly 30% lower than current rent so we have plenty of room to cut rent if needed.  

Cost will be what @Marc W. said and this is based on level of finishes you want as well. 

Each stage of the lifecycle determines the level of participation that you as a bidder have.

Otherwise I'm hoping to find tenants who are willing to take on helping manage the property in exchange for slightly lower rent...either that or hire a property manager.  

Although it possibly will be a lower rate than what I'm at now, it's still something.  

Fortunately, we have a good report with the agent(s) with whom we work and they bring us lots of {potential} deals (on, off and pre-market).In short, it is not at all necessary to have your licence to be an investor here, but it could be beneficial as it can lower your selling costs when the time comes.