If you are looking to do real estate sales as well you may want to find a brokerage that hires for both at the same time, and check their credibility.  

"But I'm a fiduciary" seems to be more of a sales pitch than anything.

I could go on and on, but basically I would love to get any insight into how I should approach this opportunity.  

What has been the conversion of those leads to signed opportunities?

It’s a smart move, especially since it ties in with your goal of saving for your first investment.For skills, you probably already have a good foundation with your sales experience—things like communication, organization, and dealing with clients are all super valuable.

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Bringing the seller in on the deal not only gives them an opportunity to benefit from the upside of the flip but also positions you as a problem-solver, which can build trust and goodwill.

And they won’t do it quick just because you want to buy so you would need to close with some estimates on the sale bill.  

Lastly, Rochester, the most affordable of the four, provides great opportunities for investors looking for higher cap rates (8-10%) in multifamily properties.

Unless you are finding off-market opportunities direct to seller, I can't imagine the deals working on BRRRR.