I work nights and have been having trouble starting because I feel like most people would just brush me off ( also another reason i don't have a mentor yet).

We all get hot under the collar over things, but being able to brush yourself off and move on is an important skill, in business and in life!

All hardware stores/paint stores sell cheap roller setup/brush kits to get you through it.

He starts showing me MLS listings he's printed out in the area and I brush those aside asking about the the off market deals. he pulls out a map of my area with some red dots saying these are the areas where we have some pre-mls leads. then he talks about using techniques other realtors don't use and wants to keep secret...and finally he pulls out an example of a postcard he uses in a mailing campaign, and he says we can target areas you're looking for blah blah.

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Most of my clients are rehabbers who leave the site to see properties so being clean to them is brushing off the dust. 

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I can't address all your specific questions here, but keep in mind all costs:- property manager- taxes- regular maintenance on the property/building- emergency repairs for vacation folks- clearing out brush or fire for any fire abatement required, if necessary.- weather-related stuff - clearing snow, storm damage, etc. - insurance- "sealing it up" and "opening it up" after non-usage.

Note that everything is fair game if you leave it accessible - Fine china, memorabilia,  heirlooms, even your favorite ice cream or personal hygiene items (your shampoos, hair products, brushes, etc are fair game if they are not locked away in the house, Replace them and hide away the stuff you wouldn't want to be used by someone else or broken.7.Make sure you have somewhere to go on short notice and for days at a time.

Different trades work differently...I buy the paint and caulk, but I don't buy the brushes, rags and dropclothes.I buy the fixtures and water heaters, but I don't buy the pipe.I let the roofer buy everything, but I tell him the brand and quality I want.I buy the sheetrock, mud and tape, but he provides the tools.I buy the light fixtures, switches, wire, junction boxes, the electrician shops with me at home depot or lowes so that he helps me pick out the panels and breakers.