I don't have the 10% for the down but thinking of using a HELOC to get the money and then add it into the calculator.

Quote from @Sofia Komrskova: Don't spend that kind of money on courses.

I started with no money 30 months ago with a 4 unit deal.

It's a big money maker for architects, engineers, and contractors, but not a huge opportunity for investors, nor should it be. 

Leverage your way to wealth with as little of your own money into it.

You'd be surprised to learn that someone living in a rental or apartment, that has a family and is a successful small businessman, has the money and is willing to take that deal.

I beleive offering buyer agency fees will ultimately be where sellers should allocate most of their marketing money, not in listing fees. 

Quote from @Frank Pyle: My client recently purchased a home with a hard money loan and have successfully rehabbed it for use as an Airbnb rental.

@Kyle Trotman If you purchased with a hard money loan conventional lenders will require extensive seasoning to utilize the new appraised value for cash out. 

I understand the safest option is to have a lawyer review the lease, but I figured I'd try to answer my beginner questions here and not waste the lawyers time (and my money) on the "for dummies" explanation.Thank you!