In addition to what the others have said, the local RHA meetings are a good resource for making connections.

You can learn everything you need to know on BiggerPockets, and other free or cheap resources like books, online search, youtube, facebook groups, and local REIA groups. 

There are several companies that make direct investments in real estate, and allow you, as a shareholder, to participate, and collect a monthly dividend. 

I've read material through various resources that buyer pays closing costs as long as it's put in the agreement. 

Happy to be a resource in helping you find sources of inventory and analyzing areas in this marketplace. 

No accounts in collections on credit report.I also charge a 20% ($60) late fee on the 2nd and a $20 per day late fee everyday the rent is late.

Leases only tell you the contracted rent, not the actual rent collected.

They have resources at their fingertips to work with all sides: the buyer, the seller, the funding.  2. 

What would you recommend for resources to evaluate property values and ARV?

Hi BP,I recently talked with an investor who buys houses for people looking to do a rent to own and collects 10-15% down, charges market rent (none is credited towards the purchase price), and marks it up about 15-25k depending on the price he bought it at.