If I meet a young, 22-23yr old realtor, still damp behind the ears, and s/he is driving a flashy, expensive vehicle, I would be thinking either Mom or Dad were the broker or this person has a poor grasp of fiscal prudence and is living beyond their means.  

Persistence and a good grasp on the knowledge it takes to get rolling with little money.

If so, your capex expenditures would be greatly reduced although that is usually offset by the HOA fees you will pay.Request copies of the By-Laws and Declarations and read them thoroughly so you can have a firm grasp on what you are responsible for and what the HOA is responsible for.

Would love to be someone in the field with a firm grasp on the game of flipping using the BRRR method to maximize my financial potential.

This would give me a good grasp of what they're listed for but I don't know that any realtor would want to tell me what the house eventually sells for.

Couple this with the fact that you don't have a good grasp of the ARV, and there are LOTS of risks that should have been addressed well before you committed to a purchase.Basically, you're buying a property where you don't have a good understanding of:- The ARV- The rehab costs- How the work will get done- In what timeframe the work will get doneOn top of that, it sounds like you plan to circumvent at least part of the permitting process, you plan to tackle structural changes without a formal engineering report and you are expecting your mentor (who I assume is not a GC) to tell you what can and can't be done structurally.And you plan to do a lot of the work yourself (with your brother) over the course of 10 weeks.

It's hard for a seller to grasp as they see all the blood, sweat, tears and efoort as being valuable, it is to a point, but no more than yours would be.I lean toward the licens issue as well, she may not have a financial liability arising yet, usually the regulators will issue a cease and desist demand, giving so many days for compliance before they slap fines on her, but if she has been fined you can find that and likely you'd know as she'd be tapping the books for money.And, as Jon mentioned, you may need to find a broker before you qualify to be a broker, which means you'll be splitting the fees!

I'm not quite grasping it.

She has a great grasp on the process and can answer any of your questionsGood luckGino

Great advice and that is in alignment with how I learn and take notes, and totally believe in the power of writing things down to grasp the concepts.