The idea is to sell and put the $200k in a high yield savings account and then when the rates go down a bit more buy two properties.

How do I account for the expenses that are general in nature, as opposed to for one particular property?

Get more involved and don't care about rate buy downs and closing costs assistance they will do whatever they can to get a deal done but they are the ones eating not you. 

As a beginner, I am looking for an opportunity to be involved and learn.

However, when the offer is for a bank REO the bank want a proof of funds letter that shows that the person making the offer has the money in an account under his/her name showing that the funding is in place.The problem is that the private lender is not releasing the funds to me so that I may place it in my account prior to making the offer.

You are not the first to see a "guru" pose alongside an impressive portfolio when really they are loosely involved-- I've even experienced some claiming properties when they are solely the property managers! 

1) Try to take the 401K loan if that is an option2) There may be a penalty if you take out money from your 401k.I personally took my money out of a retirement account in 2017 to invest in real estate. 

Who holds the title. 4. are realtors involved, and closing cost.5.

We have also done live in flips that accounted for a pile of tax free money.

There were multiple parties (and wholesalers) involved in this deal, and at one point it felt like we were never going to make it to the closing table.