Home Depot, Lowe's, Menards and even local stores like Ace are one stop shops and what you might spend in terms of a little more, you regain in terms of time saved and the ability to sign up for Pro accounts. 

There are large investment funds with thousands of single family homes, I can't image they have an LLC for each home.

Section 8 is a common form of rental assitance in our area, however wait times for tenants to get approved due to demand/limited funding can be significant.

Houses are still affordable (new construction especially), taxes are low, but I'm concerned if people really rent there (86% owner occupied). 

As the Treasury continues to issue new bonds to fund Congress’ tremendous appetite for government spending, we should continue to see volatility in the bond market, and by extension, mortgage rates.

@James Landeau Some people will say it’s ok to buy a property with low or no money down and depending on the numbers it may be fine.

With that said, the odds of your house getting by a tornado are very low.  

Nevada is also a landlord friendly state with low property taxes.

Generally speaking so this is not like wholesaling houses. which sellers will let wholesalers tie up a property with 50 bucks or 500 bucks.. the deals i buy I have to put up 100k in cash to start the process  How do students of Cody's provide proof of funds beforehand then? 

Investing for your retirement is do be done with discretionary funds, not funds you need to live on.