I have been studying for about a year now learning the in an outs an continue to seek more advice.

Study the basics first so that you get the big picture of RE before trying to find some niche.

As someone who's put down 20k on one of those guru training programs(The usefuleness is debatable since it did propel me into action), I can tell you that there's nothing that digging up some willpower, sitting down and doing some self studies through BP, and spending $100 on real estate books and attending REIA meetings and building relationships with investors/brokers/power team members in your market can't teach you.I'd discourage starting off your RE investing career by taking the easy route and trying to get the lessons handed to you when hard work and experience is really the best mentor you can have.It's been said many time, but if you are able to find a good deal, there will be more than enough people/firms willing to fund it.

I would have a personal guarantee on the lease from co signer.Look for language from any bank PG form.And see a lawyer, to make it enforceable.

In more complex transactions there are other approval clauses such as getting permits or entitlement approvals, environmental studies or details evaluations of mechanical systems.You posted in the Rehabbing and House Flipping forum.

We do it with this language, which we added after getting pulled into a "break-up" situation:In the event that Tenants decide they no longer want to live together, ___________ will be considered the primary Tenant to make decisions about modifying or terminating tenancy.

Has anyone studied the best search keywords to use to help get motivated sellers to your site?

Once they are inside, they are likely to be just as quiet as any other tenant.Summit County, Colorado (birthplace of VRBO) is a good place to study the issues.  75% of the housing stock is not occupied by permanent residents.  

Really study your market and know it well before taking the plunge.

You must "speak their language" and work within their process.