Sometimes they brush off the conversation whenever I bring it up.

Be sure to brush up on the "prohibited transactions" so you're aware of what isn't allowed.

I have not seen any for 100k or around that mark unless if it's 500-800 soft and in really rough shape on MLS. 

I would divide my money into three categories equally.1) Flips and Urban Townhome/Rowhome/Skinny Mini Development in hot areas and lowest priced areas, but on the development structure so you pay zero for the land and don't finance your soft costs.2) 1.5% to 2% Cash flow rental properties using BRRRR in B class areas.

The realtor would likely brush you aside, however, in the best case scenario, the investor you bring to the table would have to pay you a finder's fee, not a commission from the realtor since you are not a licensed agent.

When the tenant calls to say the toilet is overflowing, saying the furnace will not stay on (and its 2degres F outside), you can't reply, I'll make an appointment for this coming Friday.Walk before you try to run, get some real life experience.In the words of Theodor Roosevelt, "Walk softly and carry a big stick".Don't want to rain on your parade - - really and wishing you nothing but success.

He seemed to brush me off because I'm not a cash buyer.

I am thinking about providing new tenants with a welcome basket of basic cleaning supplies and household items like: paper towels, toilet paper, toilet brush, plunger, dish soap, and all purpose cleaner.    

why hard money, what's wrong with soft money, money form your relatives or friends or a joint venture.

"Soft costs" (such as interest in late payments, late fees, etc) get waived.