I highly agree that coaching or even just joining a group that can help you learn the ins and outs, is worth every dollar.

high interest rates have hurt cash flow and long term rentals are still a great investment... they're just not going to throw off rental income in the first few years of ownership.

You'll get differing amounts and qualities of leads depending on the type of marketing, but also depending on who you're marketing to and where.

We charge 10% and we pride ourselves on quality service.

It's probably going to mean paying points at closing, a high rate, and a serious pre-payment penalty (like 5 years). 

. - The people that are monetized on actually closing deals are all saying this thing is highly implausible. 

As you already know, the quality of the investor agent will speed up your learning curve, and save you money, time, and headaches. 

Most agency loans will expressly forbid such an arrangement, so if they found out, the odds of having the loan called would be very high. 

I have an outdoor pool that easily have 1k+ people using it every season and I never had single complaint due to the water quality.

Focus on long-term rentals in affordable markets with reliable cash flow, and steer clear of high-cost flips, lower-class properties, or overleveraging in areas that rely solely on appreciation.Good luck!