Treating it like a business is a good mindset to have when starting as a realtor.I would get a base of knowledge of the contracts, take a packet home and actually read through the whole thing... know it front to back and upside down.After that, I would start getting a COI together, when I first started I did not do that, and I could only wonder how much business I would've done if I had.Highest and Best time -> Getting in front of Motivated Sellers and Buyers.

@Charles Biter  hit the nail on the head with "you need to find the deals that others cant" Do some research on how to market to motivated sellers...once you find a good enough deal the money will follow.  

I wouldn't considered him a motivated seller, but he is willing to working something out.

I had plenty of reserves and Engelo’s partner, Bryan, briefly mentioned in one email that OCF had motivation to ensure the duplex was rented because it would cost them money.

This way, the owners will call you and now you might have a motivated seller.

Wouldn't someone in this situation be motivated to learn how to maximize tax deductions and lower earned income for tax purposes? 

I was looking into wholesaling because a fellow investor presented a  deal to me which includes a very motivated seller...My business partner got the seller to agree upon a price that is around 60% of its appraised market value..

Locate a Motivated Seller that will consider Seller Financing.

Some of them will not be motivated and most investors just throw them away.

While I am new to real estate investing, I'm motivated to learn as much as I can, and looking forward to networking and building new relationships.