I had one guy who would cut up trees  because he liked the firewood but I didn't ask him to or provide him with tools.

Please provide some more info if something like this is still possible.

I also believe rehabbing mobile homes would provide great hands-on education for much less cost than rehabbing an entire SFH.

This is the most accurate method for determining the After Repair Value (ARV).Your broker can provide a Comparative Market Analyses (CMA) to assist you in estimating the specifications of homes in the area and the value that these specifications add to your property.

I am also happy to connect as we provide lending throughout Indiana if you would like to chat.Staci

The best practice is to provide guidance early and often. 

But if I want to invest money providing better terms than those options, he's happy to take the better terms.I don't want to ask for the terms of his best alternative, and even if I did, I'd likely still post this to verify.

The rate will be high but you won't have to provide any income documentation or leases. 

Does anyone know of reputable insurance providers they recommend?

Did you ask what about the inspection caused their last deal to fall through and whether they have a copy of the inspection they could provide to you?