I had no more time to devote to waiting.

I agree with Nick Riccio, I really would only suggest someone to get their license if they can devote at least 40 hours a week to building their business and always being available for their clients!  

Most Purchase Offer templates approved by local Board of Realtors will have a section devoted to Rental and/or HOA properties where you simply check off the basics to be included for the respective type of property.Escrow follows the terms of the accepted Purchase Agreement, they will not independently request additional information outside of those instructions.You are technically correct about one thing, the SD does belong to the Tenant, and is generally held separately from rents, however good luck getting it after the sale if not addressed in the PO.

With full-time work and full-time school, I'm not able to devote enough time to buying and managing a rental at the moment.

So here's my question: Should I suck it up and finish my program (another 3k in loans, on top of the price of national and state boards to get my certificate & a year's worth of my time), or devote all of my time to investing in this business that I see myself partaking in for the long run?

You may speak every day, you may see each other every day but it's not the same as having a formal meeting with defined objectives and devoting the time to the management of the investment/business - and nothing more.Please know that despite how investing is pitched often times on BP and other forums - real estate is a tough and complex business. 

Bryan:First I have gotten super busy with two big jobs out of nowhere.I have saved you email so it stays in front of me when I can get over there.GC/Sub relationshipsUnless you have the time to devote to a project, (and I mean alot) hire a GC. 10% is cheap if you are doing other things making money.

Cant wait to escape and be able to devote all my attention to my true passion..   

However, with a good manager (ie. employee) in place, I’ve personally witnessed mall owners making 15%+ cap rates, while only devoting 2 to 3 hours per month to the business and property.Years ago, I had a hunch that this business / investment model may just be a fad.

Any help is appreciated…Extra details:Current small biz owner, MBA in Finance & Marketing, $15,000 my own cash to put into the deal, good credit score, student loan debt only, and a partner that repairs/renovates properties daily at his job. 100% of our time will be devoted to this project.