I suggest pegging a date, somewhere in Feb..

I will suggest that a seminar that sells training materials only would not have helped me. 

Sounds like it makes sense for you to partner, I would suggest: spell out responsibilities very clearly, how you make decisions and most importantly: have a very clearly spelled out exit. 

All of the things you suggest are options to the beneficiaries. 

You have lots of income suggestions, work on them and remember it isn't forever.

If you're targeting a specific market, I suggest connecting with local investors through meetups. 

But I’d be amiss if I did not suggest that instead you gain knowledge of the aforementioned 3 foundation by studying for a real estate agent/broker license, and then seek employment with REITs, real estate operating companies, real estate managers, or real estate brokers.  

Good suggestion by @Drew Sygit to consider section 8 tenants for possible cashflow and lower vacancy. 

Your Lender If you need a deal finder my suggestion would be to go to the top of this page where it says AGENTS & click on that.

My suggestion is to get them going in that route, buy a house they like, can afford, and see themselves in for 7-10 years + and then get going with paying it down.