A Blue Ray player and a selection of G, PG, PG13, R, and other movies that would appeal to adults. 

I live in New Jersey and my investing partner in Florida and one of the most important team players we read up on in Long Distance Real Estate Investing by David Greene (highly recommend to those looking to invest long distance and how it'll all be possible) is our agent.

I'm currently a college baseball player.

in Jackson its the RIG meeting once a week.. keep in mind though advertising a property you dont own in MS is not legal.. its done every day but if someone turns you into the department of real estate your going to spend some money defending yourself.I had a client in MS.. now granted he was a volume player in the turn key space but he would advertise his BRRRRs before he owned them. 

You should meet as many players in the game as possible.

Single family houses would not work, for example, in most of Lower Manhattan.....Find your local meetings at MeetUp.com and NationalREIA.comLearn what investors in your area are buying and where the big players are making their money.Good luck!

Find some good players in your market and learn from them by serving them. 

You are beginning to sound like a Poker player that keeps adding chips to a pot, looking at 2 Aces and a King, thinking the odds are with him drawing another Ace. 

Perhaps you take the deal to a larger player and get a referral fee

As long as you include a 'due diligence' clause saying you can cancel the contract at the end of that period you should be covered.Not sure why you are even worried about who pays what closing cost if you're in a hot market and are a serious player.