@Michael Carlson For what it's worth, here's a copy of my proforma (it uses the address and pic of the property I linked to earlier, but uses your numbers as close as I could get)...

Any trends or insights worth noting?

Limes arent worth anything without their marketing.  

Is it worth to pay that much for 1:1 coaching for 6 months and a laid-out course? 

The views are breathtaking and offer some of the most dramatic combinations of beaches, dunes, rivers, lakes and mountains.

and it's not only not cash, it's expensive money - for it to be worth using you'd need either (1) something short term, like a flip (not recommending that here) or (2) a very high return that beats the interest rate you're paying on it.

Using your throw-away prepaid credit card of course, to protect your credit, and complying with the contract terms -- I find teasers sometimes do indicate whether the subsequent seminar or product might be worth having your company purchase.

Even after one year, that property may provide thousands of dollars worth of appreciation, you will pay down your loan and build some equity, and you can depreciate the asset. 

Is it still worth a squeeze?

Figure out a question set that helps dive into their expertise as investor-friendly agents, ask about their experience in the investment real estate space, and have them send you a few properties that could meet your goals to show that they can provide quality properties for your to analyze (hint: this is also good to see if they overpromised on their market [ex - Raleigh for cash flow]).Also with the new lawsuit, any agent that knows what they're doing will require you to sign an agency agreement prior to viewing a home.