I know a couple things about real estate.I assure you that I understand ethics.  

He's open to a conventional loan, but would prefer the owner carry and is willing to look into hard money Sacramento Redding Chico 

You'll probably have a window or two in a garage, so there's that, and the cost of a garage door and the opener.Most people prefer garages to carports.

I should note that I would prefer an online course if possible (I think that's approved in California?) 

Is there any way to get assurances or but it in a contract where we can ensure that the rent we pay is going towards our purchase of the home?

With that being said, I know a lot of people prefer online classes so that they can study at their own pace. 

Good Afternoon,Can someone who has personally dealt with and or knows of some Trusted Portfolio Lenders that are in the Memphis,TN I'm preferably looking for Portfolio Lenders in the Shelby County ( for TN area ), and in the Desoto County ( for the MS area )Thank you for the help and any information or personal experience anyone is willing to share with a Lender they have used that does Portfolio Lending.And also please .....

Hi Trevor, my suggestion is to use that liquid cash you have available as leverage towards securing private money loan to purchase your first buy and hold in preferred area.

Is there a preferred method?  

FHA or VA into any property skews ROI very quickly.As far as the ROI on time goes is going to be a variable greatly dependent on personal preference, liquidity, ability to obtain financing and personal skills. e.g. if you hate dealing with tenants, have a shot credit score, don't have a lot of spare time ect.The next steps are also important, what you plan on doing in the future.If I had to blanket statement your response, I'd say go 20% down on something commercial (solid building) and get a property manager.