Beyond that I could name a ton of tangible site benefits of subscriptions like all the calculators, discounts with partners like Home Depot, the great reports and webinars with tons of data on current markets and trends or the landlord forms just to name a few. 

Quote from @Tara Davis: Quote from @Jamie Bateman: @Tara Davis I don't want to self-promote, but we have resources that can help you, and we have a tape of assets for sale now.

Looking for tangible advice to help me get there without using all my cash if possible??? 

Many wholesalers are actually selling the property, as far as can be determined from how they promote and advertise what they are doing.

NBT Bank had/has a promotional 6.5% commercial rate they were advertising this month. 

Are they hosting open houses, networking with neighbors that might know someone, promoting the listing for the reasons you listed? 

In declining his offer I would go ahead and set the expectation that you are granting him a promotional rent for this lease period only  and he should expect a rent increase at lease renewal.

The govt debt isn't a tangible concern, despite what others state it's future inflation adjusted and scarcity plays that'll make the wealth gap wider and the ability to withstand day to day living as is with strong headwinds.

I would love a mentor or to talk to anyone who has had a similar experience and tangible steps to get more organized. 

Household Composition: 77008 shows balanced demand for both family-oriented housing and non-family units, promoting investments in single-family homes and high-quality apartments. 77063 indicates higher demand for rental units and smaller homes, focusing on apartments and affordable housing options.Despite higher entry costs and a lower percentage of renter-occupied units, 77008 appears to offer better prospects for appreciation and lower vacancy rates, making it a more suitable choice for investment.Greater Heights OverviewThe Greater Heights area (77008), often referred to as "The Heights," is renowned for its prime location offering a blend of amenities, top-rated schools, and abundant job opportunities.