I’m new to the world of real estate investing and plan on looking for other ways to find deals besides using the MLS system.

That's a very interesting take on looking at grades to assess risk, not a bad idea at all as there is likely strong correlation (not always but certainly often).

With $750-1M  you'll definitely have some options in some of the nicer areas on the NW side, is that where you are planning on looking?

Also that is exciting you are on looking at rental #4!

If they want more than it is worth for that property, tell them this is as much as you are willing to pay, whatever that number is, and keep on looking. 

Hi Kevin, thank you for your service and congrats on looking into real estate as a career, it's an interesting profession that puts you in the path of all sorts of people and situations (I mean this in a good way :).I have not looked into any graduate courses in real estate, but speaking from 20+ years of experience in real estate (and two college degrees in other stuff) I really think the best way to get into real estate is just to get into real estate. 

Not something to cheap out on looking for something free or generic that can be found online. 

If you plan on looking at 5+ unit bldgs also, look for an agent that handled both Personal and Commercial properties. 

I realize I am jumping the gun a little bit on looking at properties, when I don't necessarily have a good team in place and would love any recommendations or feedback for the above.

I was planning on looking for a fixed HELOC so if rates rise even higher I can get a good rate locked in for the next 5-30 years to use, refi out of the house, pay off the HELOC, keep the cash flowing assets, and repeat over and over again.