You have the absolute right idea by being willing to bring your skills and talents to the table to benefit someone more experienced than you in exchange for the opportunity to learn.

I saw about 20 realtors business cards on the kitchen table and the house was listed only for a week. 

Many times I have politely got up from the table and wished the sellers well and started to leave before they called me back to the table with an agreement to change the price.  

First, let me say thank you for posting your story and laying it all out on the table, The Good, The bad and The ugly.And I agree that there is no get rich quick method to real estate.

Almost a month later, they sent us a denial letter in the mail stating that our interest rate was too low to qualify for a Loan Modification and wouldnt end up lowering our payments, and also stating that a repayment plan was off the table because we didnt have enough surplus to make the higher payments.

Unless she brings something to the table in terms of REI expertise like a background as an agent, property manager, rehabber, or has the ability to find discounted off market deals or is at least super sharp and really passionate about a starting a new career in REI or something, I don’t see any reason why RE would be a better option than speaking to Vanguard and parking it in a high yield dividend index fund, if it isn’t already in something similar.

I just want to do my best to ensure I am not leaving a ton of money on the table.... short and long term.

He has filled the garage with a huge safe, racks of tools & power tools, table saw, etc.

I did opt for a seat with a table so I can take notes and spread out a bit.

The problem with this is that (1) the deal they think is ‘great’ is probably mediocre at best; their lack of experience and expertise causes them to either mis analyze or exclude information , (2) the ‘off market’ deal they found is not off market, it’s just not listed with a broker, and (3) with no money or experience they don’t bring anything to the table worth an equity position.At best they might be able to obtain a broker fee.