I need some kind of guidance/ mentor in exchange I'm ready to use my talent to help increase portfolio.

Security deposit amountYou can find plenty of examples by searching for "tenant estoppel certificate doc" or exchanging "doc" with "pdf" for more options.Here is an example and explanation: Sample EstoppelSome have a lot of legal jargon but this document does not need to be so detailed.

Houston is a great market with lots of potential, and it's impressive that you and your partners have made such strides since December.If you're looking to network and exchange insights, this platform will be a great resource to connect with like-minded investors, share strategies, and learn new approaches.

My realtor suggested offering it amortized over 30 years with a 15 year balloon, as that what she sees her other investors doing: focus on the cash flow, then when the 15 years is up, do a cash out refi, exchange, or sell to move into something bigger or better.

I will probably sell it after this couple moves out in 2 years to do 1031 exchange.

We'll see you in a bit on the 1031 exchange side of things. 

My recommendation, house hack, then move on, and then consider selling with a 1031 Exchange, take out HELOCs, etc. to build the portfolio.

If I had a kid like you in my community, I would be happy to let him/her help me with tasks in exchange for training.Do your parents have good credit?

The Interstate and exchanges around it have been completed, making this more accessible, thus inherent value has gone up. 

I performed a 1031 exchange last November 2023.