Major in business (with a real estate focus), start learning through books, podcasts, and investor meetups, and work on building credit and saving money while in school.

Business is business. 

To avoid issues, hold the property in the trust for a year, ensure the LLC is properly structured, and consult a CPA or 1031 exchange expert to confirm compliance with state and federal tax laws.This post does not create a CPA-Client relationship.

Was it the really nice report structure and font?

Many experienced RE attorneys should likely already have something similar to your needs that can be amended to suit your business.

Quote from @Donyea Jenkins: The off-market strategy is like a business strategy as a whole.

I've litigated personal injury cases (plaintiff's side and ID), business disputes, commercial debt, consumer debt, fraud, civil rights, contested foreclosure, real estate disputes, and landlord-tenant cases.For the past year and a half, I have been spending most of my time digging into small business acquisitions.

The marketing/advertising firm, aka RE broker, is not the expert in building codes, zoning, structural engineering, neighborhood safety, etc.As a prudent investor, always do your own due diligence or you'll end up being (unitentionally) misguided by a RE broker's information.  

That’s gold in this business!

So pick an industry or business type you like, and I'd go talk to the businesses, ask them who their broker was, how was their experience with them and if they "specialized" in that industry.