But since I'm dumb when it comes to such I may forever pay the price.  

Now, you need to figure out how to find deals and pay for them.

I am extremely gung-ho to have boots and the ground and gain more knowledge by the day.I am curious, as an agent who has been licensed for a few years, sold a few homes, but is coming back from hiatus, does anyone have any advice on where to begin?

We usually are responsible for connecting investors with teams on the ground or established local PM companies.

So that with paying my investor 6.3%, they will get a passive income of $2,532 every month ($30,384 every year).

Instead, he said to borrow the money from a person from Canada and pay them a dividend on the borrowed money. 

Your son is likely paying more than the property is worth, by definition, as the seller would almost certainly prefer a similar offer that was not subject to. 

I do not understand your remark as related to the DSCR loan.  2 ADUs are not allowed by f/f conventional financing but is not always enforced.Fortunately if you stay with the current tenant without a refi, by the time you pay principle it is likely the rent will have increased enough to absorb the increase mortgage payment. 

With the exception of building a trailer on the property (these are hard to finance), this sounds like a good plan AND if you are using it for your business AND your business pays more than 50% of the rent (if you have more than 1 tenant), then this is a more financeable property in the eyes of banks and credit unions as it would be consider a commercial "owner-occupied" property. 

When she couldn’t pay, she had to sell fast, and guess what?