I'm figuring $15k of rehab on burn units. 

Tenants with money to burn can afford to move and lose the security deposit whenever.

I'm now facing a family that has been burned and super skeptical of me as well.

Today my world changed and the fire that burns has gotten much hotter, I feel honored and other then wanting to get started in my own future I want to do good by my mentors trust in me.

A Bank is effectively the current owner, and even if in your optimistic universe they were to contemplate accepting circa $100k rather than their owed $290k (LOL), such contemplation is likely to take a lot longer than you'd be counting on, meaning that the Contract you would have with the naughty "owner" (whose only aim is to get money out of you), will start burning a hole in your pocket.ie. 

At the time it was my primary residence while stationed in the military and when i received new orders in 2014, I turned it into a rental and rented it out until 2017, which the property along with 81 others caught on fire from forest fire and burned down. 

You never know which ones until you burn up the phones.

In my head I have 5 properties burned into memory, but that seems rather low.

You're asking about burns from air friction from running too fast, but you still haven't conquered walking.Another thing I just thought of -- also consider, 10 loans doesn't necessarily mean 10 doors.

Relying on the kindness of strangers (ie brokers) to tell you what is "good" is gonna get you.Plenty of "smart" people (including me) have gotten burned in real estate.