Prepare for it not run away from the inevitable, that is when Real Estate is on sale.

Murphy and his family move into your life you will be better prepared.

Since then I have been blowing through the podcasts one after the other, trying to learn as much as I can and prepare myself.

I think that The Peak Producer program by Buffini is a good starting point for the beginning agent.  

I understand that he has a guru program that he is trying to sell but was hoping to find someone who had attended that had an opinion if the seminar was just a sales pitch or had good actionable content.

Go in prepared and know your numbers.  

Most of them offer the FHA program.

But I need help preparing safe, reliable, and conservative assumptions regarding the calculator's inputs.

Consider adding any of your properties to be offered by reserve auction.Study the market, have a plan, know your spending limits.Form an investors group, pool cash for more buying power.As an investor always be prepared to do business.( keep contract offers with you, blank checks, screw gun, flashlight with good batteries pens and blank addendum).Wishing you good luck and successful investing. 

In Georgia I am supposed to review any damages within 3 days of a tenant leaving, prepare an estimate and review it with the former tenant.