Speaking with a lender is a good plan, they can help you plan for the future.  

A hybrid approach could also work—perhaps using a HELOC for reserves while saving the stock portfolio and 401k loan as backup options for future opportunities.

Is it realistic to ask for and expect to get at least 2 landlord references and 2 tenant references (current clients) if I am a " small time" landlord with one property, not multiple units?

If you decide to join, take their claims with a pinch of salt and conduct your own due diligence.My experience has not been positive so far, but I am hoping for improvements in the future.

What's the location, purchase price, expected Reno cost, ARV, etc.?  

As far as studios go, 280K is a low price, but without knowing the expenses and the rent you can expect there, its tough to say if the deal is good or not.

Well, the latest "clarification" of the vague memo is that "rental assistance programs" are exempt from the pause - so I am expecting payments to arrive as usual.

I would tell people today that if you buy a primary residence expect to stay in that home for atleast five years, especially with a FHA loan which has lower down payment as the current forecasts for home appreciation or very low which with closing costs on the buy and sell, it will take several years to have equity in the property and enough to be able to sell, so that is something also to consider.

The seller and their agent hopefully did a good job communicating with that tenant to set expectations.

When joining a mentorship program, it's important to ensure that the program is a good fit for your goals, needs, and expectations.