I'm open to any financial advice you may offer regarding our current situation.

Great question, let me explain:  Home Warranties offer discounted repair and replacement services for major systems and appliances.  

Vilano is about STR, however, I am seeing properties offered for 6 and 12 months, and there is an activity on those listings. 

Do you offer these kinds of portfolio loans?

Make an offer.

i show the seller how i come up with the offer price by going back from my ARV, minus holding cost - minus repair - minus the profit i am willing to take on the deal.

Remain disciplined and patient, taking your time to choose the correct offers, carrying out extensive research, and refraining from hurriedly making investments out of desperation.

That’s all I could gather before my offer is accepted. 

Locate a mentor who can help you learn from their experiences and offer you individualized guidance.Even in an entry-level role, get experience by working for a property management firm or real estate investor.

If they decline to share, that is a red flag which would warrant walking away or at a minimum substantially reducing the price instead and basing the offer on your own numbers validated by third parties.