So, When one person, the GURU, has a lot of people sending him leads, most don't work out of course, but some do and they are blasted all over the internet.

Learning from agents commonly working with investors is your next opportunity to find a mentor.To be honest, I wouldn't try to find a mentor from random investors on the internet.

Good cell phone reception and internet. 

What documents do they require, what credit scores do they allow, how do they verify previous rental history, etc.?

Quote from @Jaycee Greene: Assuming you pay asking price, I'd estimate the down payment for something like that using a hard money loan (HML) would be around 40% of the purchase price and your monthly payment would be $2,600 with an interest rate in the low 7% range (probably need a 700+ credit score to get that).

The other way I fund deals with none of my own money is using a private lender that I have years of experience and relationship with and/or using HELOC and other business lines of credit.

The trashing of his credit threatened his job.

As long as the rents can cover both the current PITI and proposed P&I payment, credit is at least 680. you should be able to qualify. 

Developers will not be able to get these bonus building permits without providing such TDR credits.  

Look at it more like a credit card.