I have completed 2 Tough Mudders, 3 Spartan Races, a triathlon, and various other physically demanding challenges to test my limits and challenge myself. 

I would recommend posting a couple "fake listings" online to test the market. 

I mean incompetent, didn't check ages of utilities, didn't go in attics, crawl spaces, test any electrical/plumbing, didn't go on or look at roof...

I wouldn't lose any sleep about being a couple grand off on the rehab or closing costs, the real test is going to be when you attempt to refinance, assuming you can get the rehab completed. 

I have been chief cook and bottle washer while working an average 50hr work week at my regular job.

I just didn't take the tests for that Licensing.

So a few things that will not pass the sniff test- a family of 4 moving from a 3000 sq ft single family home and moving into 1 unit of a 4 unit complex with only 2000 sq ft- see what I am saying- what would be the motivation and how could an underwriter justify it?? 

That said, if you're good with on-line learning and test taking you will be fine. 

I’m a seattle native, local investor, and will be an agent shortly (taking the test in the next 2 weeks).  

It looks like the total cost after testing is about ~425$.