We've rented out some of our best investment properties (New Construction/Turnkey) to Sec 8 residents, and the rent guarantee always helps in achieving consistent cash flow each month.

Is it worth investing in education or mentorships (WREIN is what I have been looking into but am skeptical).  

Just ensure the agreement is clear and formalized.Pooling reserves across properties might make sense if you’re confident in your cash flow and other contingencies.

If you found this buyer I would say that its worth finding and then looking for the sellers but I believe that would take a lot more time than finding sellers and getting a bunch of buyers as opposed to just 1.

The cash in and the interest rate are not enough information to make a decision on.

As you can see by the attached photo I am tracking current cash flow as well as what my cash flow would be if my properties were fully paid off. 

While it is possible and can be profitable to invest in small properties out of state, I don't think it's worth your time and effort.

If you didn’t think $6k was worth it you might find it’s under $5k.

Also, many PadSplit properties have bedrooms that are created via flex walls that wouldn't meet the definition of a bedroom in an appraisal, so many PadSplit owners may think their property is worth a certain a mount based on a bed count that's not valid. 

There is almost no scenario where a condo would ever positive cash flow while servicing debt, and very little positive cash flow with no debt.If your budget only allows for a condo, find a better place to put your money to work.