I’m hoping to get specific details on this business model before making a decision to move forward and spend the money on the live 3day course ($5,000 for the course).

Hard money.

An option period is a specific timeframe that both parties agree to in which the buyer can terminate the contract for any reason without risking their earnest money.

Inflation has everything to do with people continuing to spend money.

Ask your grandpa for the money.

We are using a hard money loan at 9.9%. 

Or is potentially my only option then to look at hard money loans?

In my opinion, working with a trustworthy, valuable realtor can make you way more money than trying to sell on your own.

I asked him how much money he was intending to invest.  

a first second third and fourth. although for those investing being in 8th or 10th place is pretty poor position to be in. good luck with it.. when you start to be an operator managing others money then you need to step into the real world of finance and how to set them up.