Would it be easier to do a career change outside of real estate and then be a part time agent on the side?

Have to own both sides!

Simply put, we start off with the As Repaired/Completed Value (ARV), then subtract from that number a reasonable profit, the rehab cost (scope of work), which we've gotten good at, a contingency reserve for any "unexpecteds", our cost of capital/carrying costs (interest and costs of the leverage used), and our costs/fees on the buy and sell sides of a flip.

You can certainly negotiate some closing costs from the seller on the buy side.

You should definitely transfer your RE license and side hustle with it while you work as an engineer.

House Hacking using the VA loan to live on one side while renting the other is great.2.

But doesn't have any property advertising, prospective tenant applications/screening, or any of that side of the business. 

I have talked to tons of investors recently and everyone says the Zillows interface is the worst, but it is just a side comment and we keep going on to the next conversation. 

I can run some numbers and share some options on the financing side if you like.

And you're right, it moves fast when the value-creation chain is created on both sides of the transaction.