You mentioned dents and those are hard to hammer out or fill.

There's no real hard and fast way or only 1 way or doing your first 2 points. your subject line suggests you're not looking to go to a large shop like a JLL or a CBRE which honestly I don't blame you those offices are usually pretty bloated.As far as monthly costs, if you are going to individually get a costar or other such license you are probably looking at $500-$1000 a month pretty easy in overhead once you have office dues, mls dues, marketing, etc. 

Hard Money then refinance traditional residential after renovated.

-Explore builder-financing programs, private lenders, or hard money lenders who may focus more on the deal itself rather than personal experience.If you can demonstrate successful project management and a solid business plan, funding will become easier over time.

BRRRR is really hard these days.

That being said, it is very, very hard to find a competent, quality coaching program that is worth the money.

why not have that hard talk with your current manager to understand the reasons for not getting the result you want?

Under 10k might be hard to get into unless you partner up with someone who has capital or can find a private lender willing to work with you.

This will help you close deals faster.Focus on marketing and lead generation to find motivated sellers—direct mail, driving for dollars, and online marketing all work well here.Know your numbers—being able to accurately assess the value of properties and make solid offers is key.Network with other investors and professionals—attend local REI meetups, connect with title companies, and build relationships with hard money lenders.Feel free to reach out if you ever want to chat more or exchange ideas!

Combination of own capital, hard/private money lenders, partnerships and raising outside capital.How do you add value to these deals?