I'm particularly interested in:Finding Mentors: Connecting with seasoned investors who can offer guidance and insights.Networking with Professionals: Meeting real estate agents, lenders, contractors, and other professionals who can contribute to successful deals.Exploring Joint Venture Opportunities: Collaborating with other investors on potential projects.Learning About Local Market Trends: Gaining a deeper understanding of the real estate dynamics in these areas.I'm open to attending local real estate meetups or cash flow groups.

Just make sure to document everything and keep communication open.

They noted debt is under debt consolidation and willing to put more money down to secure the lease and also open to doing a multi-year lease. 

I also tried biggerpockets/wheretostart, but for some reason the .xls would constantly keep opening skype files.

Here are some additional tips:Business Bank Account: Open a dedicated business bank account to manage income and expenses separately from personal funds.D-U-N-S Number: Register your business with Dun & Bradstreet to establish a business credit profile.

Ideally primary, but if I can house hack a investment property then I’m open to that as well  

I'm understanding now that the winter is just not a good time to have an open unit.

Scripts will only get you so far, once you open up the conversation you need to be flexible with how the conversation flows.

Definitely what I was thinking and sounds like it can be done. 5.25-% rate on a 1.2$ house is definitely more appealing and opens doors up as opposed to 6.7+ rates.  

Happy to help if you are open to it.