I'd suggest trying to finding someone here with nothing to sell or through local networks that will give you some free advice before paying for a course.

@Hamada Beeka, since they have said they won't allow you to move in I would ask that they are offering to pay you.

Because I'm the boots on the ground here locally in VA and NC I believe I can add great value to people that may live somewhere that they cant get access to the type of opportunities I have in their local markets.

Pay cash for the property and the rehab, then do cash out refi. 

I need to pay some good advisors for a few consults.

STR's are uncertain due to the term length, one month you can make all the money in the world, and the next you could be paying for those bills out of pocket, so it would have to be strategically operated, but at the same time they can be a fantastic source of income!

we have 7 new builds breaking ground in July all are for clients that we build at a discount for and they resell which makes the economics even more favorable for them but for our side of things I haven't looked at private money just through all cash partnerships. that's in columbus ohio 

However, if we pay in cash, they will offer a 7% discount.

You will see less of a benefit to extending that penalty beyond that, and if rates drop before then you would be forced to pay that penalty to get a lower rate. 

I graduated college last year and I'm starting to build my career toolkit (while paying down just shy of $15K in student loans).