There are some good books that are low cost as well.

I have purchased multiple audible books such as Real Estate by the Numbers, Start with Strategy, The Book for Rental Property, The Book on Investing in Real Estate with No (and Low) Money Down, and now I am reading Finding and Funding Great Deals.

If you pay them diret and hint to them the comps you suggest because you're trying to come in lower, then they are more likely to do that.To me, I would just use a couple of low end sold comps and call it a day. 

.- **Inventory**: Inventory is slightly trending upward, but it's still at historically low levels.

This low inventory will continue to pressure up rents.We saw a similar slight slowdown in the sales market.Sales - Months of SupplyIn September, our target property profile has a supply of 1.5 months.

Because of your loan size, I would advise to buy the rate down using up to 2 points as those usually have the quickest ROI for the payment savings and you will not see rates drop low enough probably to do a refinance that makes since as it would take longer to recoup the cost of the refinance.HomeStyle Renovation loan does require all work be done by a GC so you cannot help with the repairs. 

A lease is a contract for $8k-$60k on the high and low end for 6-18 months (usually).

Keep the 3.4% mortgage in his name to retain the low rate, and set up a lease agreement where you handle management, pay the mortgage, and share profits.

But I have a very low opinion of guru types (high priced, lots of upselling, big promises, selling a life style in their ads more than information, etc.) 

I am open to local primary residences for house hacking or out of state investment properties in high rent low house price markets.Thank you all for your help!