My main motivation to eagerly learn is to achieve financial freedom and hopefully one day be able to retire my mom.

Keep in mind you can also get a licesne for ZipForms from CAR without becoming a Realtor.

Key Factors for a Good Seller-Financed DealCash Flow: Rental income should exceed monthly payments (PITI) by at least 1.25–1.5x.Purchase Price: Compare to ARV and market value for fair pricing and equity potential.Interest Rate: Aim for competitive rates; higher rates must still allow positive cash flow.Amortization/Balloon Terms: Favor longer amortization and align balloon payments with your exit strategy.Down Payment: Lower upfront costs reduce risk but should meet the seller's expectations.Flexibility: Seek no prepayment penalties and fair late-payment clauses.Property Condition: Ensure the property’s condition matches terms through inspections.Seller Motivation: Assess the seller’s willingness to negotiate favorable terms.Exit Strategy: Have a clear plan for refinancing or payoff at term end.Portfolio Fit: Ensure the deal aligns with your financial goals and risk tolerance.Vetting multiple deals and consulting professionals is crucial to making sound decisions.

My point is that there are plenty of motivated participants at this price point even if the gross commission is low.  

I completely agree, these are great events to connect with like minded people and grow your network.

I don’t mind paying for a PM.

The seller is highly motivated to sell and has already knocked their price down 6% since listing it 4 months ago.

One more piece of advise to help make up your mind in the "pro" column: Georgia and Florida have started looking into the legal gray area of wholesaling without a real estate license.

When you charge under market rent, the IRS deems that you do not have a profit motive and, therefore, disallows all rental expenses. 

I feel it's extremely important that I link with like-minded individuals.