Then find a financial partner (private lender) and share a percentage of the forced appreciation from your ARV refi.

It's a sure fire way to never get a mentor.Also be thinking about what value you can bring to them, and don't ask them what you can do, as that forces them to now stop and think about what you can do for them.

Once I finally found a solid job, I kept the low-income lifestyle I'd been forced to develop, using my excess income to repay my grandmother, and then started saving that money once she was paid back.So, here's my take: don't focus to much on missing the three year deadline. 

Certainly would buy another flip or pay for good reno projects on two properties to force appreciation on each.

As soon as you force them to stay, the liability is now yours... no thanks. 

Some of the mortgage stocks have gotten so cheap they are paying a >10% dividend (share price is the denominator in the ROI division, so as that goes down without the dividend decreasing proportionately, it forces ROI up, because math).

The prices are now in the range where a lot of them are over appraisal forcing cash deals or more money down.  

They are forcing us to provide free service when no other industry in the US does this.

I would be doing two things, save every penny you can for the next 4 years, during that time figure out what you want to do when you leave the forces in 4 years and look for a job in that field in a area more compatible with real estate investing.If you start investing in Hawaii you will likely stay in Hawaii so make sure that is where you truly want to invest.

Reality is to hit ratio's with the rising interest rates your BEST bet is 70% LTV, (65% more likely) and if could force one to the closing table with a bank that would give you more leverage, your debt service is going to kill any cashflow if its properly underwritten.