I'm just attempting to get an idea of which banks offer the best interest rates and are most investor friendly when it comes to refinancing as well.

You have no reference as to what is "normal" real estate practice and what is not.I would say what you are attempting to do "to save money/commission" will not only cost you more in the long run, but would be akin to reading books and watching videos on how to drive a car and then without having ever driven one, taking your first drive in the Indy 500.

I don't suggest buying out of state and attempting to rehab yourself.  

The rental agreement states the following: "Should Tenants vacate before expiration of the term, Tenants will be liable for the balance of the rent for the remainder of the term, less any rent Landlord collects or could have collected from a replacement tenant by reasonably attempting to re-rent."

I was attempting to address the first question posed by Fred on how to overcome objections. 

Once you get past that hurdle, the rest is mostly cake.There is absolutely zero chance I would attempt to manage my own properties from that kind of a distance.

My name is Ted and I'm on here looking to learn as much as I can before attempting to quit working as a Registered Nurse. 

5) Is it realistic to attempt to cash flow 20k/ month by the time I am 35?

More often than not, you will find the judge far more sympathetic if you are able to present documented attempts at a peaceful settlement.

With that said, we are looking at a ranch house that someone attempted to PLOP a second story on top of.