It looks like we'll walk into the deal with about $20k of equity and the house already has a tenant.

I am not sure what the difference is between master class and mentoring for 9K unless they walk you through some RE sales. 

you need to be networking, walking neighborhoods, building a team, and learning a market. 

It walks you through everything.

I reside in the Hampton road areas of Virginia and I would really like a mentor to help baby step walk me through the process. 

Before I go and begin walking around neighborhoods to do everything you have discussed (which I fully intend to do), I am still trying to figure out where I should narrow my search down to.

The market value for the one I purchased for $114k hovers between $139k and $142k, so I walked into that property with equity from the get-go.

Green is good yellow needs to be looked at and Red is there is something wrong.. you simply walk in and pick up a copy of it on the counter..

You will have had to walk them thru your deal analysis before asking them for your term sheet.  

The PS5 is quite a bit more money and the games are more expensive and could be prone to walking away from time to time.So, how big is the garage and do you have any pics?