I know white appliances are cheaper, but I know they can be stained and pretty gross looking after some time (if they're not being taken care of and continuously cleaned). 

Why would an investor who’s making say 5-10k a year in cash flow want to pay thousands of dollars to file their taxes?   

I’m interested in learning all about RE investing for cash flow and to have freedom of time, location and have a cash flow of 5k/mth from RE investment. 

Take a picture for evidence. 72 hours later, go empty the place, clean it, and get it rented.

There are plenty of offerings out there that will target 18%+ but you could have the same chance of losing everything as getting 18%.You looking for cash flow play or an equity / upside play?

Buy or inherit and hold for a long time, then cash out and redeploy equity into potentially higher cash flowing properties or other investments.2.

It will be a negative cash flow at least the first year until I move out. 

House hacking for a bit of added cash flow without moving?

That being said, there a are a lot of great programs out there to finance investment property if you have decent credit and enough down, you should be able to finance a property that will cash-flow reasonably well. 

Cleaning.