Most charge some sort of money.

That is the worst advice that could be given, which coincidentally only someone who believes that would find value in your software.   

FYI: currently of my investment 86% is real estate, 10% CASH (high yield savings)  and 4% stocks.This property is currently the worst area of all our properties.   

What other work do I have to put in on my end before looking for some sort of mentor to guide me through this while also making a little bit of profit for the both of us?

The loans on a house hack are going to be some of the most favorable ones you can get since it is considered an owner occupied plus you should be able to get a first time buyer bonus of some sort. 

It is the worst this year!

Some lenders will require secondary appraisals, or a desktop appraisal, will want to see some sort of improvement on the property, and may have cash out restrictions. 

I fell in love with the negotiating an chasing deals not to long ago an discovered that's my niche and now I'm here to keep growing an connect with all sorts of amazing people. any advice would be much appreciated, I've been saving and saving an believe I have enough capital to get into one of the strategies, its 35k and house flipping seems right up my alley though the market an fear of not having enough capital is holding me back. any advice thank you!

Man, your buyers have the worst luck.

Should I have the current tenants sign some sort of document taking full responsibility for the family that is moving in?