Written by attorney investors, it's full of practical advice pertaining to management of investment property, has sample forms that can be edited, and - most importantly - they tell you what your primary state laws are and where you can read them.

It sounded like the way you were writing that you might be doing a lot of online research and sending out offers, but since you mentioned an agent, I wanted to check.Are you getting enough reps seeing houses to know what your offer prices should be?

I’ve spent months doing online learning, lots of property analysis, and meeting people.

In short, it's usually practicing real estate without license, but many people know how to do it "legally".

Conventional financing is geared and regulated for the owner occupied homeowner and is designed to protect that borrower from poor lending practices.  

Like not the FCC but online.

Check out other online guides available here: https://www.biggerpockets.com/guides3.

Hone Microsoft Excel skills by creating 12 tab pro-formas to practice 1% rule underwriting on $100K single family homes. 4.

I got the same rate that I would get on any direct booking since they could see the listed price online.

Check the in person events and meetups in your local area, our online community is full of knowledge and folks willing to share and still nothing replaces the opportunity to interact IRL, you never know who you will meet and where that can take you on your REI journey.