But if they are truly confident in your success and the value of their course, I would imagine they would WANT to invest in your deals, introduce you to known LPs within their circle, and even co-sign loans (if and when needed).  

Now, if this coach is going to co-GP your deal, bringing their balance sheet to secure a loan, investor connections to help raise the money, asset management skills, broker connections, etc to actually get a deal done, then maybe that is worth the share of profit, but most guru's I hear about are available for questions you bring to them, and put you through a generic course, typically with market selection information, basic underwriting education, etc.  

They are willing to offer their parents as co-signers.

My current hurdle is colorado "mountain" land which seems to be something entirely in its own category.

Colorado vacation rental owners can breathe a sigh of relief. 

If you have a Certificate of Occupancy dated before the purchase of the appliances you could use the date of CO as your PIS date, IMO. 

HIRE A PM CO ASAPAll the best 

Identify experienced players in storage (there are some on BP) and see if they are willing to take on a “co investor”.  

We are in Denver, our market is a little different than a cashflow market like Cleveland. 

Personally in denver it’s super saturated and hard to rent room due to the amount of supply.