I live in Lehigh (save a ton of money that way) and I also own a single family rental in Lehigh that has great tenants. 

Time is in fact, money. 7.

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.

If I rent it, it won't cash flow more than 2%, which is sort of ok as my goals is creating a portfolio of additional income for retirement (12 years from now)  If I sell it I will likley lose a little money ($5-$10k) I Used a VA loan to purchase zero down and will be living in it for 24 months while I do the rehab.purchase price $330K, rehab $15k, Estimated ARV is $370k.  

Ask your grandpa for the money.

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

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.