. $7000 closing costs on a $420K property plus an additional $30K for construction loan.

If there is an additional 250+ athletes and their families annually, those tenants do not have the luxury short term accommodations the market demands. 

Educational material of all kinds including leases, contracts, deal calculators, write ups and additional classes.

In addition to investing in real estate, I also have a real estate newsletter that I publish about monthly.

Family situation changes, location changes, employment status changes, businesses open and close - nothing is permanent.

And, as Nathan noted, you are likely giving up huge appreciation potential, which will likely never be replaced by cash flow.But at the end of the day, if you are in a declining market in LA and are able to find great deals in higher cash flow areas, taking into account the likelihood of needing to outsource everything and additional travel costs to visit the properties a couple times per year, and you don't really care about appreciation, then it could work for you.  

We're doing a very large, all custom one... garage tear down + rebuild with addition & ADU.Total build is ~2,200 sq ft with half that being the ADU (above the garage/addition).

Additionally, the main business plan of agents on the lower end of the price spectrum were ones with rebate businesses. 

Now to the "DUH" factor; who's paying this ADDITIONAL $25k per FTHB money?

Not so much with the letter but I'd have them fill out any additional info you need when you have them fill out the tenant estoppel form during escrow.