Just because a technique for acquiring or earning money is popularized by gurus and practiced unethically by the gurus students does not mean that the technique itself is a scam, unethical, immoral, or that the participants aren’t honest.   

You can probably just Google how many pre-licensing hours and education you need for your state in Georgia but I bet its around 20-30!

I am betting for the appreciation of the house in the next years because I don't think I can cash flow in the first years.  

   #4 Is great and I bet this one can lead to many successful closed deals. 

I bet they wait until January or February so they don’t have to pay the tax on those gains for another year (which is why we may be seeing less selling this month than in a normal cycle).

@Shawn Tuma & @Chris KayVery difficult in today's market to cashflow putting 0% down:(5-10 years ago it was possible, but prices have increased faster than rents.Your best bet is to find a property that needs work, but will still pass a VA appraisal/inspection. 

I bet it looks very amateurish.

Rooming houses dwindled in numbers, and zoning regulations took out the rest.Now apartments in popular suburbs are as expensive as in center cities, and for people of even moderate means their own apartment or house may not be realistic financially.  

You bet it is lower risk than being on the equity side.

If your goal is to offset your mortgage with a house hack then Lowell would be a good bet, but if you're looking for a longer term appreciation play then the areas closer to the city would be better, although the offset from cashflow may be lower than what you're looking for.A good step for you would be to dig into specific areas more as @Lien Vuong noted above.