It would just take longer without guidance.My experience is that someone has to actually apply what they are taught “consistently for a long period of time” in order to become successful, The mentor is there to help them along that path.

It's a 3 BD which is tight when my two kids or extended family come.  

The tenants won’t change the filters anyway so even if you have periodic checks the units will still wear out.

Not sure where you are starting from but it seems anyone has benefited who is willing to focus on an area for a period of time.

Arm Loan - 5.250 (after five years the rates can go up 1.25%  ( I will need to refinance before year 5)  Need more info on loan amount, LTV, then can run the payment difference between the two and I’d also need more detailed info on the 5 year arm, as far as margin, index, floor , ceiling, adjustment periods. etc.  

In regards to your EMD (from what I've learned so far) If you are within your inspection period still &/0r have some sort of clause in your contract stating ( “buyer has the unrestricted right to terminate contract with a written notice no later than ( inspection period date) than you have proof.

I do not want to be cruel and want to give heads up for a future time period. 

Lots of people acquired their RE license during this period as it was a unique market that they thought could leverage to benefit them financially.

Specifically, I’d like guidance on what to offer the investor(s) for the use of their funds over a 12-24 month period.

The market these days requires short due diligence periods and large amounts of earnest money to tie deals up.