(licensing courses for agents are 75$ online for most states) and I'm not saying its easy or anything and it does take WORK but if you have the 20k to spend on a learning experience.... how about you take a trip to detroit or baltimore and buy a few inner city row houses that need work than go from there.... form an entity to hold them and find a contractor who needs work... probably a few of them in those markets and offer to pay 50% of the cost of materials and offer 50% of the entity holding the properties.... the contractor will have the responsibility to fix up and act as PM in exchange for 50% of the profits after property taxes...

I have seen many groups or meetups online but am trying to narrow it down to a few of the higher quality ones.

Most of the online lender sites that you pay for have been discussed here if you do a search.  

I would love to make sure the paperwork is right this time (last time purchase/sale agreement from internet lol ) So looking for some help with paperwork (just a favorable purchase/sale agreement or lease option or rent to own ect.

You can find the FHA guidelines online, which are actually fairly extensive.  

Yes, I can research online, but nothing compares to discussing real experiences with people that have actually done it.

A buyer without an option cost, could literally go under contract with 10 homes and pick the one that he really liked without any cost to him/her.Without an option money, a buyer could literally send out contracts on every home he sees online that looks decent, and then tie up hundreds of homes.

I am currently in the class (online) and attended a review class this past weekend.

My current job would make it difficult to attend a classroom setting so I need to take an online course to complete the 60 classroom hours required to sit for the exam.

We used their online appeal website and they rejected the appraisal!