Just found out about Arrived and curious if it's a good way to diversify my portfolio. 

The pros as I see it are Good ROI for the groupMoney made for my mentorI get the house for 25k under list with the security of no other offers coming in and the possibility of 25k profit.

Drago raises a good point about exit strategy. 

Kale is good for that.

There is currently an elderly 20-year long tenant who has taken good care of the home.

At the time when the chemical industry discovered farmers as a huge market all sorts of herbicides and pesticides (the are banned today) were introduced, stored and disposed of basically into the ground: the farmer did not want to have stuff growing between the barn and the farmhouse anyway, so seemed like a good spot to kick that barrel over.

When someone writes a contract and a section is ambiguous of unenforceable because that section is improper, I believe that section legally is supposed to be interpreted in favor of the party that did not write the document (the tenant).So, if I am correct, that document may not be doing you any good to you at all because of that.

good luck Seth on your deals. 

It is a combination of reviews, pricing, amenities, quality of photos/listing, and CTR (click-through rate). 

Financing will be key, and choosing the right mortgage is crucial, an FHA loan or something similar could be a good fit.