The prices of their neighbors property from a lower rate and higher buyer sentiment environment has been the hardest concept to break for them.

That may work on a small job with a small/new GC, but generally this concept will fail.

Most of the Brandon Turner books are great.i would also read simple path to wealth to get you acquainted with more personal finance concepts and stock market info. 

This ignores the time value of money on the different amortization schedules, but I think you can see the concept. 

While I am newer to the investment side of real estate, my career has given me a deep understanding of property structure, site potential, and what it truly takes to bring a project from concept to completion—on time and on budget.My business partner and I have recently launched our investment business (TEEM Transformations LLC).

I'm a Realtor with a couple properties listed in Boise, ID and a neighboring town for my investor/client that are currently rented as co-living or rent-by-the-room and getting killer income. (7.3% - 9.5% Cap rate) So far, every inquiry has been baffled by the concept of co-living or rent-by-the-room and immediately ask if they're being run as a halfway-house (which they are not).

Interesting concept on the assumable mortgage front.

Most of the failures now are due to true fundamental investment concepts.  

Well you are looking at the right concept.

I had the same concept as you.