Thanks in advance for any insight you all might be able to provide!

What I've had clients do in the past is make an offer without a financing contingency where they tell the seller that they are getting a mortgage to close the deal, but also provide proof of assets to show that they can/will close by liquidating the assets if the loan gets declined.

Does any of the coaches provide any of the following?

This is a story from my past that provides a perfect example as to why investing in tax liens at auction is so dangerous for any but the most experienced and knowledgable investors20 years ago I purchased a SFR as a long term rental investment that sat on a double lot.  

.• Retirement communities• Syndicates (from initial explorations, little transparency from providers, little oversight - almost leap of faith and trust in provider?)

If you control how they perform tasks, set their hours, or provide tools, they should likely be a W-2 employee, requiring you to withhold taxes and comply with payroll regulations.

Investors should keep an eye on its growing infrastructure and amenities.Huntersville: A family-friendly suburb with excellent schools and amenities, Huntersville is a solid choice for long-term appreciation.Davidson: A charming college town, Davidson offers steady appreciation and attracts higher-income tenants.Belmont: This small town near Charlotte offers more appreciation potential than cash flow, driven by its desirability and quaint atmosphere.Neighborhoods Offering Both Cash Flow & AppreciationConcord: A tricky yet rewarding market, Concord can provide both cash flow and appreciation.

There have been a few things that I feel like they could clean up, but it seems like they work hard at updating it to provide a lot of value. 

The more affordable price points, combined with a steady rental market, provide some peace of mind.

It's not illegal provided you're dislosing it to all parties and not trying to actively hid it.