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If you use debt to buy the real estate the IRA will incur UBIT so educate yourself on that. 

I am currently doing a lot of research to pass the test and to educate myself as best as I can as if I'm going to do something I want to be the best one there is.With what you said is there still a lot of important information you learn during the class hours, or should I just focus on passing the exam at the end?

Only you can answer that as it's really an educated guess.Another option would be to get a roommate in every bedroom for more cashflow and use that cashflow to either:1) Save up for next down payment (maybe 20%?)

The issue is that whatever he does, he's going to need time to educate himself and recommendations on who to trust.

I'm keen to learn sub-to - other than Pace, are there other masterminds or options that I might use for some mentroship/education?

My goal is to learn the market and educate myself on investing here.

To build long-term wealth, start small, scale gradually, focus on cash flow, educate yourself, understand financing options, and be patient.Good luck!

There are good resources out there for passive investors if you dig a little, focus on your education and build up cash reserves for the upcoming opportunity. 

Alot of sellers aren't versed in that so if you can educate them you can probably get them to do so.