If average 30 year fixed loan rates reach the mid 5%'s many of the NON-QM mortgage programs that are currently rate prohibitive will also become more workable as cash flow and return ratios improve.

Did you take his loan broker program?

Rent paid for all of the expenses, so it cost me nothing and over the years (I kept it for ~20 years) price almost tripled by the time I sold it.Not sure what grad program is 3 years (I'm used to 2 for masters, 4 for PhD), but if you do need to sell one, I'd look at each property and see which one has the most equity, highest interest rates, lowest return, major expenses in the near future (eg new roof) and you mentioned you'd lived in two for 2 of the last 5 years, so have capital gains exemptions. 

Most programs will lower loan to value max if the market is declining as determined by the appraiser.

The brokerage offers an appealing Flat Fee 100% commission program.

However, not everyone has the income to qualify conventional, so the alternative route would be DSCR loan where the program doesn't look into your income, instead it evaluates based on the subject property rental performance based on the ratio system.

What is astounding to me is the ready acceptance by the people purchasing these guru programs that with only the guru training they’ll be able to make tons of cash by identifying and tying up all these 40% + discount deals that all of us with the experience, education and capital have somehow missed.  

Financing options include FHA loans, conventional loans, portfolio loans, DSCR loans, and Florida first-time homebuyer programs.

I just viewed a webinar from Cody Sperber and this program is called the "Deal Automator". 

I do not have any experience with this specific program, however I have bought other software programs he offers and found it very helpful.