I've seen limits of 2 people per bedroom, so I imagine I could limit it to one person per bedroom?

I am not against paying for coaching but I believe it is most likely to pay dividends if 1) you know exactly what aspect of RE you desire to pursue and can find a mentor that is a very good fit for the RE you want to pursue.  2) you are very motivated.   

I have a feeling that person is not going to leave.

That need could outweigh their desire to protect your best interests.Not saying there investment here is a bad thing, per se, just raising this point so that this one element of the deal doesn’t tip the scale to you investing if you otherwise might not.

My email and phone number are in my profile so it would take you about 5 seconds to find my last name if you so desire@John Rogers.  

As you and others have pointed out, and my initial assumption, that just seems hard to believe.That said, I'm going to a sale on Tuesday, I will report back what I learn in person.

I personally wouldn’t buy a property where the unit mix is only 1/1

Sell the home you currently own to a non-disqualified person then have them sell it to your retirement account...just in case you're thinking about getting creative.   

For lead generation, you can select the target audience, set your desired features for properties to go after, and then filter by various useful criteria.  

The insurance is prohibitive but we're personally browsing property on the North Coast currently.