If you're looking for a quick and effective way to get through the content on your own terms, this is a great solution.Something I found surprisingly useful was getting a supplemental test prep program after first finishing the accredited coursework.

That's when you need to effectively manage your property to maximize your investment's profit potential.

It sounds like you moved not out of desire but out of necessity.

Investing out of state can be tricky, but it sounds like you're taking some smart steps by meeting with the agents and getting a feel for the areas in person. 

Also the pad only serves one true purpose (sound deadening, NOT WARMTH and certainly not improved comfort underfoot that is not discernible to most clients), the more level the floors the less need for the pad).

From your post, it sounds as if you've exhausted your cash putting 25% on ready-made single-family rental properties.My suggestion to you would be to study the BRRRR method and link up with investors and wholesalers in your area.

Sounds like your offer for cash is so far below his asking price, that he will likely decline...but cant hurt to offer i guess.

Does that sound accurate?

It sounds like you have to do pull the property out all at once, you can't take a percentage.  

It does sound like there is a categorical difference in that evaluation versus staying relevant by keeping up-to-date with "must-haves" that are common among the top performers in your given market.