I'm seeing that you need to be a realtor for 3 years "full time" before being able to get your broker's license and I was just hoping to get the ball rolling on the PM end of things a lot sooner.

Anyone in the same boat (great day job but looking for that supplemental income/investing potential) have any tips on how, what, when to start and get the ball rolling?

Hopefully the seller wants to play ball because I offered $23k below list. 

just spit balling

They promised me above market rent, which I thought would make up for the government hoops I had to jump through, but when my potential tenant applied with her voucher I was given a low-ball below market rent rate.

If we can find a way to fund the down payment, we are going to shop around to see if we can find another lender that would require a bit less of a down payment, but I'm unsure of how to even get this ball rolling.

Most of the time though, the big banks will not play ball since the person you are talking to are following scripts, but credit unions or local mortgage lenders don't mind going to a bidding war.

This is just so I can start the ball rolling.

In this type of relationship, what type of commission would go to me vs. my broker sponsor (I know this will vary a lot, I'm just looking for a ball park). 

The truth is, nobody has a crystal ball, and any answers you get are going to be guesses.