Interest rates are low and that fuels the fire to buy anything that pops up. 

Your acquisition funnel is fueled by chance.

In the alternative/non-QM/Private Money sector seasoning is usually 90 -180 days, while conventional is 12 months. 

IT isn't the loan that makes an investment good or bad, it is the property for the most part and how it compares to your next best alternative, which in most cases is your current living situation.

If you have the funds to pay cash that is an awesome alternative, and you will save yourself the money in the long run.

Right now I am reading Rocket Fuel and what I've realized is that I need an integrator.

What Is your opinion on HELOC on the unit or other lending alternatives once we get some rents coming in?

(alternatively, it is in case they ghost you and to protect against fraudulent claims from subs that never worked your site)GC must name you as additional insured on their insurance. 

As an alternative try to look for brokerages that charges less fees instead of going with a big franchise company, especially if you're looking to use your license for your own investing. 

But another alternative could be to do a 1031 into the 1-2 properties and then cash out refinance after purchase and use the proceeds to pay off student debt.