Also, never listen to the sales people on their saving projection, I've yet see someone who does a good job of data analytics to truly project it correctly.

That’s its job.

I have no debt, a good stable job making about $60k+ gross, and $20k saved up with about $10k in my 401k that I'm thinking about using some if not all of it towards the closing costs of the home I want to buy.

I use the Bureau of Statistics to find figures for job growth and population increase.

I do see some flip opportunities, but flipping is a job; stop flipping and the making of money stops,My next purchase is likely to be in a different market with lower profit expectations than I used to achieve in the San Diego market.  

Looking at online real estate licensing courses, anything out there with continued education options that does a good job of covering creative financing?

.: Quote from @V.G Jason: Great job.

@Adrian ChuNice job!

Just make sure only YOU have access to thermostat.5) First understand that leasing is a DIFFICULT job!

Its infrequent but there are the rare instances that the tenant doesn't move in due to a job change or whatever.