I personally recommend Southpoint Risk in Knoxville. 

Here's a list to give you an idea:Startup Costs:Down PaymentClosing CostsProperty InspectionAppraisal FeeProperty InsuranceInitial Repairs and RenovationsEmergency FundOngoing Expenses:Mortgage PaymentsProperty TaxesUtilitiesProperty Management FeesInsurance PremiumsMaintenance and RepairsVacancy CostsProperty DepreciationLegal and Accounting FeesRemember that these costs can vary based on factors like location, property type, and personal preferences.

The only person I would seller finance to is a solid long term tenenat, who has kept the property well over the years.

It may be the same person if they have the given experience and knowledge.

I find when people have no true personal investment they generally don't care.

These accounts offer tax advantages and can be a powerful tool for long-term wealth building.Focus on Education and Networking: Continue to educate yourself about real estate investing and personal finance.

I wouldn't charge more for rent if it was a family of 4 vs a couple or charge less if it was one person in a 2 bedroom home. 

Do you have any sort of personal relationship with the investors or are they strangers?

@Matthew Meizis - I have some templates that I have used personally.

So, they might give you pointers about what criteria you need to meet for them to loan to you, because you'll be a responsible person.