It is surprising what you can gain by watching people.

I watched the review on rentulations and it looked pretty convenient, but was wondering if anyone used any of the programs available.

You could park that money in the stock market and live off the dividends of 80K a year using the 4% rule, and watch your investment grow in value while you live off the dividends, never touching the principle.

The advice that @Joel Owens is correct, partner up with a developer, and learn while watching them develop the project. 

Watch all the old webinars.

I put a link for the video in all of my ads and tell people watch the video for a tour of the home, feel free to go by the home and look around, look in the windows etc.Before I do ANY physical showing, the applicant must pass my first phase screening process.  

I have nothing against flipping, (spent over 15 years watching my dad and uncles do it) but it's just not my niche.

Double net you need to watch out for landlord responsibilities in the lease such as utility lines, parking lot, roof,structure,etc.

Any watch outs for long closings like that?

The clients are able to watch any packages that come to their front door, as well as monitor the house whenever they go on vacations.