Lots of decent YT videos as well.There is no (or little) value in having a RE license just for your own use as an investor, and the costs of maintaining it like a full-time professional are higher than you would think.

Please note the information provided below is a layman's definition designed to provide a basic understanding for the general audience.

I could also ask him to provide a report from his business (he is self employed) of his P&L and transaction reports to make sure he is making money etc. 

Few if any lenders are going to provide you 100% financing, so it starts with you.  

Personally very familiar with the Cannabis industry In SoCal, I grew up there.Rates are high on cannabis due to there being far and few banks willing to lend on it.

Floodzone risk (Severe, High, Moderate, Minor)Am I on the right track?

How did you add value to the deal?

I am agnostic on geography other than looking to stay East of the Mississippi and out high tax/high regulation states. 

I know one thoughts are “I can sell it for more” but that increases the risk as well because if I had a $250k loan on a $225k property and values continued to decline and the mortgage is in someone else’s name - I would be like “ok let me hand the deed back and walk away and go ahead and sue me…

I work closely with 7 or 8 investors that all specialize in fix&flip as well as "fix&rent" type loans and can help provide insights and rate quotes/cost total estimates if needed!