People can't really legally smoke it anywhere else, so they are most likely going to smoke in or on the property regardless of what the lease says.  

So, if you're discussing business matters with your property manager or realtor during a meal, those expenses could potentially be deductible.Be mindful of distinguishing between personal and business expenses.

I know I'm prepared to handle a potential bad tenant situation, so if a seller will pay me (price reduction) to take on that work/risk, then that is gravy for me. 2.

I just wouldn't pay a guru.Read the forums here, listen to the podcasts, read the Bigger Pockets books, the worksheets, the willingness of people on this board to weigh in on potential deals.That in itself is honestly enough, you will get all of the information (and likely better info) at a fraction of the cost.Find a good real estate agent that specializes in working with investors and tell them you are looking to get into real estate investing and see if they can help you get started.Let me ask this question, what do you hope to get from a guru? 

Preferably multi family but if there's a good fixer upper single with a lot of potential I'd look at that too.

(the pricing is awful with only 10% down however). the advantage of calling it an investment property is you can use potential income from the property to help offset the mortgage payment to qualify.

Typical issues that will cause friction: rent not being at market rate, how/when to do updates and repairs, late payments/missed payments, and plenty of other potential pitfalls.

I would definitely dive deeper and get a better understanding of the legality of renting room by room in your area.

Now looking to expand and network for potential partnerships, mentorships, and growth within this community.

You might also meet someone that could be a potential business partner.