We have several drivable areas (Smoky Mountains, Blue Ridge, etc. which seem extremely popular in these forums), however we prefer not to purchase in the mountains.

@Ian WrightBrokering notes is extremely challenging in the note space.

However, given the extremely tight timelines, would I be smarter to use a local intermediary?

Assuming there are only 3 categories:Class A would be Upper Arlington, Dublin, etc - extremely desirable by allClass C would be the Bottoms, South Linden, Driving Park, etc - undesirable, lots of crimeClass B is somewhere in the middle.

I would be extremely foolish to leave that money untapped for 30 years....Hey, I'm not sure if I even HAVE 30 years left. 

Always invest in your education as long as it adds value to your long term goals. ie REI.There's not many good paying jobs that don't require a 4-year degree.I did 2 years of General Ed in community college then last 2 years at a 4 year university.I also have a Masters in Real Estate Development and I found it extremely valuable in helping me secure a good position at a commercial real estate company.Honestly I have the confidence that I would still be able to make it in Real Estate but would most likely be a residential agent as most commercial agencies now require a 4-year degree.

Previous commenters raising the point that interest rates are extremely low statistically speaking make an excellent point: being heavier on cash than normal might be a wise play at this point in time.

I've been studying success and real estate investing, but I am still in college and have a part time job, so my time is extremely limited to spend towards just real estate investing.

It's extremely important to get out and talk to people and network yourself.

Also, you may find that such programs involve two loans, one for probably up to 70% of the purchase price and the second lien for the balance needed which usually comes at an extreme price.