A REIT fund would not offer you tax free returns.   

I don't want to recommend the college courses because I don't think they will have enough practical information in them.

Proper is a big one, very comprehensive and expensive (we have this), Foremost, CBIZ are others.Many insurance companies now offer STR policies.

After doing about 500 deals in my, market with OOS and country investors, we have now offered seller financing, 10% 30 year, no points, Clients seem to love it!!

Jennifer, Just to make sure I'm following you, this is just a template you are using as a guide to decide on offers and what properties to pursue, correct?

But the reviews of the all the top home warranty companies don't give a good feeling about the practicality of using one including poor service, delayed appointments, multiple visits to fix an issue, keep patching the appliances and systems instead of replacing, offering low replacement costs if they decide to replace, not to mention the tenant frustrations because of these issues.

Long story short - I am positive that owner will sell it if there is offer on the table. 

I have a lead who i offered a subto/seller finance option to. back story lead is getting a divorce and can get ~340k if listed. asked 300k if sold to me, everything updated within past 5 yrs except carpet and interior paint.

Allows us to offer more services and enables my team to do more. 

I am first time investor and I placed an offer on a 5 year old SFH and the offer was accepted.