Both work, but it depends on what you are trying to accomplish and your budget.

It really depends on who you choose. 

For a $200k property, the minimum down payment will depend on your lender and financing terms.

You learn the most about being an agent in the field and by choosing a good first brokerage with good training either in-person or online, depending on your preference.

Depending on the complexity of the deal, you can have a few revisions, negotiations to the contract.To me, the focus of the calls is to gauge whether or not the seller is motivated to sell, and if it fits into my buy box, and the price fits my return criteria.

Depends, do you want to "Gamble" your rent payments?

Real estate investing clubs - If you do a simple google search you should come up with a few options for local REI clubs depending on your area.2.

Depending on your income, I would focus on growing your sales business and then dumping all of your income into real estate.

There are DSCR programs that are 20% down for 1-4 units with a 680 and above credit score depending on state.

The key is balancing cost with the value of your time—both approaches can work, depending on your priorities.