You can accept the no personal guarantee but counter with a slightly elevated lease amount, then offer he choice; lower amount with guarantee, higher without  

I have heard good things about KBKG and they have an online tool for cost basis of 600k and under https://www.kbkg.com/residential-costsegregator I personally used CSSI and they were awesome https://costsegregationservices.com/ but don't offer DIY.Hope that helps!

You were kind to offer extra pay for holidays.

If you have cash, know that 99% of wholesalers will have low repair values and high ARVs that don't match the actual data or upkeep of the house.Also, ask if this is being daisy-chained, meaning are there other wholesalers or investors in the line between the person offering you the deal and the seller.

New home builders are offering great rates with their lenders and paying closing costs, with a VA loan you can put 0% down, its insane.

We have an offer from a friend that would like to rent our home for $200 more than our mortgage. 

I offer either 10% monthly and manage everything including accepting rent and paying owners, or on call management. 

that's good opportunity, why dont you make offer right away ?

Seems he's offering most of his courses through the Gary Johnson site. $199 seems pretty inexpensive if it gives you one good idea or avoids a bad decision.  

From my understanding - Nevada, WY, Delaware will not offer you the benefits that you may have heard.