Additionally I was going to use a tip from one of the books and settle on a price, then raise the offer ~2% (assuming it's still within the budget) and having the seller pay closing.

I appreciate the tip!

Does anyone have any tips for finding a mentor?

I'll definitely start out by bird dogging. my short term goal is to get as many tips and connections with ecperienced wholesalers as possible. thanks for your message. 

Are there any tips for researching a HOA rather than just asking the seller?

Play within your bank roll.If you have to get too creative then you probably aren't prepared for that level of play.Master your current game and build a large enough bank roll so you can tip toe to the next level. 

Any tips and reccomendtions for a 18 year old that plans on being done with school in a few years and getting involved in the market?

I might have just made you $10k with that tip, you are welcome.

Maybe it’s my inexperience.Anyway, I’m hoping to get some advice or tips, preferably from investors in my area of central KY that can understand my situation a bit, and help me figure out what to do to get my first deal under my belt.

@Devlin Harding, thanks for the tip!