I know it seems like this older lady has an intent to intimidate me, but hopefully she is just behaving this way because her mind is slipping later in life.

How many deals have they historically reviewed to find one purchase?

When you are creating notes from the start with the intent to sale, you can also consider a 1st/2nd structure that can help you achieve similar results as a partial but start getting cash flow sooner. 

My agent is saying that we are unable to split the contract that way (or reduce the purchase price), so I'm trying to figure out options.

At it's basic level:Assumption: Asking the bank to turn the loan over to you and going through the normal underwriting process, credit, income, DTI ratio etc SubTo: Taking over the loan without telling the bank, no underwriting, no credit check, no income verificationBoth have risks, but it's not my intent to be detailed in this post.

I presume your intention is to be an active investor who owns physical real estate and not someone who invests passively.

You can also offer to lease with an option to buy to tie up the property until you are ready to purchase. 

The intent of getting a sales agent license is to educate myself in Real Estate and create some additional income.If your relationship is such that you need to hide your license, you’d be better off with a different working relationship.  

I joined with the intent to surround myself with others in the field and build my confidence and understanding of the subject matter (:I live a disciplined lifestyle when managing my expenses and living below my means.

Although the study may increase the gain, the gain may be taxed at a much lower rate making it a beneficial investment.If a property is purchased with the intention to flip or own for a short period of time (less than 3 years), a cost segregation study may not be significant.Overall, as long as you intend to hold the investment property for greater than a year, the benefits of a cost segregation study should be considered.