Most importantly be genuine, respectful, and walk away when the seller(s) aren't wanting any part of your offer. 

I suggest you stay away from anything asking for a considerable amount of money, if it's a considerable amount to you, it's probably too much.The pyramid schemes are alive and well in the real estate and note investor pools, the profits usually come from the other investors after skimming off the top.As to education, usually the value is grossly over stated and the real quality of an education has more to do with who  presents information than the information, in other words, if it's some nit wit trying to explain the hottest strategy they probably aren't aware of the pitfalls related to what they are saying.

Even though you aren't the one occupying the house, it is your credit and character 'guaranteeing' performance.  

There aren't too many banks that offer this product, and now even one of the banks I have a PLOC with no longer offers it.

Look into the cost of sub-metering if the utilities aren't already directly paid by Tenants.

Found a few places, but again bidding wars tend to take place and houses aren't on the market for more than a day or two.

I'm sure people can do it, but we just aren't there yet. 

Also, there aren't equations to predict unexpected life events and so I would always shoot much higher than you think you need.  

Why aren't people selling their homes, taking the million and retiring?

But again, you need a rational seller to agree to that, and unfortunately, most people in that situation got their because they aren't seeing clearly.