So you will get poor initial cash flow and reduced appreciation.  

If your investment goal is Cash Flow, then TK appears to reduce your risk substantially.

We stopped collecting late fee and reduced the rent as we were all facing difficult times and agreed in writing once the states opens up we would return to regular rent payment as stipulated on the lease.I required some documents from him to confirm he was out of work and his document showed he's been out of work since November.We've not received any rent since March, i reached out to him and he complained he was holding back rent because there are things in the property that needs to be fixed threatening to call an inspection officer to the house.

Interest rates are very low; unfortunately financing is not available.Reminds me of what we used to say about the three year wait for a surgery under the British medical scheme: Medical care is free; it’s just not available.

My goal is to start buying rentals, and eventually transition out of the medical field over the next ten years, (or less if possible).

The different line items seem to be; contents, loss of use, personal liability and medical payments to others. 

The voucher from the government is nice since you know you will get paid and being qualified for section 8 reduces vacancies since there are a lot of people (in my area at least) that are on waiting lists for housing. 

That'll significantly reduce the number of cash buyers out there.

So the buyer saves 1.5% , the seller saves 1.5% of the negotiated price, and the selling agent is still getting their 3%.I have seen deals where the selling agent has made the deal work by reducing their own commission to get the seller and buyer to come together.

If you have a local partner, this will reduce their efforts as well.