But then you can use that information in future purchasing decisions to enhance your profit.

Sounds like perfect set up for a massage, sex trafficking business.

You can differentiate yourself by learning how to determine key financial metrics, evaluate market factors that impact property values, and understand how to enhance a property's value.  

But my advice is always to pass on anything that requires that you massage the numbers to make it work.

To me that signals either 1. the sponsor lacks the attention to detail to ensure the document they use to generate investors is error free or 2. they are massaging the numbers/running two models to tell investors what they want to hear. 

through text massage, she replied no, and said that I was crazy and started to insult me with all the "f" word.

I'd like to recommend this for a future enhancement. 

Not one time has the existence of my license even entered into the conversation except that I disclose it in my PPMs (which, by the way, does nothing but enhance my credibility).Off-topic, but since it was mentioned several times above, I don't take commissions on my multifamily acquisitions. 

OR buy in an area where the competition is smaller to enhance a quicker sale.

Use what others have said as a base and massage it to where you're comfortable to pull the trigger.