I’m now looking to buy another property.I already have an agent I like who’s sending me possible deals - but as you know, agents still have a motivation to get something under contract.I’m really looking for someone who’s a bit more experienced and open to lending their expertise - someone I can bounce thoughts and ideas off when analyzing deals, evaluating properties, and just getting general guidance.Not looking for a paid mentorship or program - just some honest, unbiased insight from someone who’s been there.

Unfortunately these guru programs are rarely (never?)

@Zach OsterhoutFor my flipping business, I prefer to use fewer software programs to streamline things.

If they don't qualify due to income, I put them in contact with the local hosing authorities to see if it's possible for them to receive rental assistance though programs such as section 8 and always encourage them to contact me back if they do so we can work with them. 

For tax purposes, rental income is still taxable regardless of whether it is received from the tenant or a state-run relief program.

Longterm debt on your part on cash flowing REI will be your best investment- US has to create $160T to refinance debt and Social programs devaluing your debt.Am I right?  

For student rentals, off-market deals often give better pricing and less competition, focus on areas close to campuses with good walkability and safety, duplexes or small multi-units are perfect for house hacking so you can live in one unit and rent out the others, first-time buyer programs like FHA or low-down conventional loans work well, always run numbers conservatively including vacancies and repairs, self-managing is fine early but start building a network of contractors and a local property manager for scaling, screen tenants carefully and set clear leases to handle higher turnover.

More flexibility for programs and rates for clients. 

I do my own programming to get alerted for new listings, and do my own calculations.

There are some creative "non-QM" programs that might also be available to you.