I have a mortgage of 30 years that was taken an year ago and paid 5% down initially.

Look not only what it would rent for, but focus on what the net income is after mortgage, property, taxes, insurance, etc.

After taxes, hoa, mortgage, insurance, I end up with slightly negative cashflow.

No one has been able to provide a proper quote proposal so that I understand what the regular monthly fees include.

FHA inspection, in my experience, will primarily look at safety oriented things, including chipping paint, exposed woods, hand railings, properly fitted windows, etc. 

I'm adding now Wrap to my vocabulary of course. my next question is where can I go or with whom I can talk to explain more in deep these options, the pros, and cons, and hire someone to help me and teach me all the paperwork that I will need to do properly and make a real offer, and to try to buy without traditional bank loans a property that I want for investment.Thank you so much for your help and time

It's frustrating, but with low taxes, relatively low insurance and no mortgage payment, I am flowing about $12,500 a year just from that one house (less than 5 year ROI). 

It's a 2023 build so since it's newer construction, that tells me that egress has (hopefully) been properly accounted for and it's a preference issue.

I used to be a mortgage broker and was much more aggressive when I was younger.

I also have the option of a purchase mortgage with a pledge of the down payment from investments but don’t have to actually put the money down, vs a conventional.