They will be able to guide you through setting up financing, creating an investment plan, getting subs set up, and creating an execution plan.A good investor focused Realtor should be able to guide you on what markets you can afford, help you focus on your personal risk tolerance, and find a property that fits your skill set and financial goals.The more educated you are as an investor the better, but the right Realtor is going to unlock a wealth of information that is going to super charge your knowledge of investing, and help expediate your plan. 

Most of them are scams- best case scenario, they charge to a ton, you find deals and they pay you a pittance for bringing those deals to them. 

I have 2 other monthly loan payments I would like to pay off or lump in with my refinance as I believe with the forced appreciation and normal appreciation I will be able to pay off most my HELOC (5.99%) and all of my Credit Card that is currently at a 0% APR until end of May.

Begin with the end in mind and work backward to develop a roadmap for achieving your goals.

I was promised that in 7 years I was going to get a check in the mail for $2.3 million and my earnings was going to be tax-free.

It's like buying a house next to a bus depot.

Challenge is getting tenants to accept no-keys and changing batteries during their stay.

If you were to sell the rental, what would be your budget and buying criteria to house hack?

I just was never a good employee and needed to do my own thing. 

You usually cant go wrong with modern / contemporary.