Im in College Station which is similar enough to Lubbock that I feel comfortable giving this advice. 

Being prepared and pro-active as a buyer is the best approach to have an opportunity to get the property you are targeting in this competitive environment.  

I'm willing to work for a month, or whatever time frame you're comfortable with.

That is not the approach I would take,  especially in a rising interest rate environment.  

not to worry, can the other two comfortably cover the lease amount?

Granted, some "gurus" are not what they claim to be, but, if you do your research and have as much faith as you do in your so-called professors, you will find the one(s) with which you feel most comfortable and provides the most necessary information for you to move forward in your quest for financial freedom via real estate. 

Develop a Financial Plan: Determine how much of your equity you're comfortable investing and create a budget for your real estate ventures.

Additionally, we must maintain a network of legal, financial, and industry experts who can provide insights and guidance on navigating complex regulatory environments and geopolitical risks.These additional strategies have been very effective for me personally and I believe that these can be helpful for every CRE investor.

They'd be the first to tell you that they don't want you getting into a deal that you don't understand or aren't comfortable with.

But given the high-interest rate and expanded cap rate environment, I feel like there may be some good opportunities for vulture GPs/Operators.