I have been helped the most with 'We Close Notes' with Scott Carson.

(Six days after signing of the contract and way before closing date.)  

Such a fantastic book, FHA financing is a highly effective house hack and can be combined with a sellers concession or up to 3% with 3.5% down to reduce or completely cover closing costs.

I have done the work to close on the home in a great market and my strategy is buy and hold.

new investors are ALWAYS surprised that there are closing costs. 

Your goal should be to break even or come close in the first year, then let inflation work in your favor for rental renewals and building equity.

Anyone had JTFoxx training and successfully closed any deals with his investment strategies?

I have found time is better spent building tools to quickly analyze & procure new deals, rather than hyper-analyzing the metrics of one deal, ultimately making initial review faster & more reliable (spend time on the things that make sense, quickly remove things that don't, even junior-level staff can identify good opportunities with the tools, etc).For example, if I'm modeling a SFR to 3-4 unit scheme, I can quickly check the $/sf/mo for each of my proposed units and get a good idea of the GOI without having to manually dig through &  find rent comps in that City/Zip:- So instantly I know in Woodland Hills that a Studio is close to $5/sf/mo on avg, 1 Bedroom closer to $4/sf/mo, with the 2 & 3 Bedrooms closer to $3/sf/mo.

3) Ensuring one of the units is vacant by closing? 

In a neighborhood close to me a builder bought 6 lots that were platted in the early 1900s .Everything was well and septic .