They didn't know each other before moving in but they all have something in common and they are all grown adults.

Its crucial that you know what the properties common rent is per month. 

No money down is out there but it's not common and comes with risk

I know I need to get a credit card and keep my utilization ratio low, but I wouldn't know much about the process of actually receiving a conventional loan from a bank or any type of loan.

You are suffering from a common misunderstanding of the law.

Shared laundry meant a fifth utility meter and high water costs that I paid.

A common bit of advice seen on this site is, "Don't spend $20K on a mentoring program when you could spend that money on your first deal and you'll learn much more."

GRM and cap rate both looked great, but when we pulled utility records, we found heating costs in winter were brutal because of old, inefficient systems.

If you do have enough other income then you dont even need to lease out this property to start your refinance.However if you dont have enough income to qualify with no rental income offset then yes you will need to obtain your lease(s) and security deposit + 1st months rents deposited before you can utilize 75% of this gross income - your monthly PITIA payment (in terms of qualification on this property refinance.So all in all Id make sure what your current debt to income position is first of all (DTI) and then strategize to see if you even need the leases at all.

Myles, in San Bernardino, didn't see my actions as "chest pumping", he saw logic and common sense, and he joined.Now, while you are gossiping and spreading negative opinions on a thread that has nothing at all to do with you, as you are not in my program and the OP asked for opinions of said program, of which you have none, as you are not in the program Myles is making big money.Miles is now a millionaire less than 6 months into the program.The product is not for everyone.