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

I am a licensed agent in Texas and I actually provide real estate investors with knowledge and resources that will really help when you're getting started.

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?

Consider semi-furnishing the space to increase room rental costs and also contact your local university/college housing department, they typically provide students with resources for off-campus housing and you could plug yourself in there. 

The landlords didnt provide walls painted with marks or drawings on it.