If anyone could help me get a mortgage or point me in the right direction, I would really appreciate it.Hello Rico,You could try to find homes where the seller is willing to offer seller financing or rent to own terms so you do not require a bank loan.We do a lot of creative financing deals in several different markets.Feel free to reach out with questions. 

My investors have had much safer returns buying "done" versions instead of doing the rehab themselves because of the cost, time, and knowledge.

Typically 6 months of reserves are needed (meaning 6 months of mortgage, property taxes and insurance (and HOA if applicable)).

Marcus,If you want more exposure you can list it on the MLS, and you will have to pay a fee to the agent that brings you the tenant then you will have to do a credit check and background check yourself for each applicant however for my clients I prefer to list it on Zillow rentals only, because I can manage the applications directly from there and the prospective tenant only pays $35 application fee once and can apply for different properties with the same application fee.

Any good, free course to take online for accounting?

I'll sound like a broken record, but STRs definitely hold a lot of hidden costs and regulations.

As you know, houses are so cheap in Mississippi it is hard to get regular mortgages without paying ridiculous closing costs.

Your cost per deal will likely be lower if your converting your prospects.

My $10k example was admittedly unrealistic.However, by way of further background, @Dustin Heiner wrote an excellent article on this topic on his website masterpassiveincome.com titled "What to Do When A Buyer Backs Out From An Assignment Of Contract".In it he suggests a scenario where the assignee decides not to proceed, perhaps after discovering a big ticket repair item that would cost significantly more than the portion of the assignment fee held in escrow. 

This will "free up conventional space".2.)