If you pay all cash, you are paying full price for the property. 

I just got one last month that had been on the market for awhile and after moving out it's around 13% when estimating 10% Vacancy and 10% management fee, both of which I won't be paying on for a bit. 

They owe me $1300, and I feel like they are trying to get by and just leave without paying me the rent that they owe.

Not only do you have to pay lawyers but you also have to pay an economist to write a report, pay the licensor and the list goes on.

You can read it for yourself:https://www.hud.gov/sites/documents/DOC_7780.PDF However, there are variables to consider.

We believe in mentorship and have no problem paying for it if our expectations are met and the group or guru follows through with what we were promised and paid for.  

I would start by getting a look at what you're working with - paying for an inspector to visit isn't a bad idea, but depending on how much hoarding was done, it may be wise to remove some of the junk items first so they can give you a more accurate report. 

I'm currently under contract with another property and this company has already had me pay for appraisal and is trying to get me to order insurance, but I still haven't received an initial disclosure or anything like it confirming the interest rate and everything. 

Now you need to figure out how to find deals and pay for them.

Now you need to figure out how to find deals and pay for them.