I've done (and others have too) seller financing where little or no cash is involved at closing.

I suspect maybe something like Hagerstown or Cumberland, which yeah are Class D like markets with declining populations, high drug problems, no strong job base which leads to non paying tenants.

No, I own the house free and clear according to the books. 

No I'm keeping it in cash and avoiding debt right now, but thank you! 

No other way around it.

My own home has no closets.

In reality the owner probably gets to do and pay for the repairs as the tenant has no money for things like this. 

No down payment no apprasials no monthly payments... just be very good at what you do.. we dont take on newbies or one off ..

There's no real hard and fast way or only 1 way or doing your first 2 points. your subject line suggests you're not looking to go to a large shop like a JLL or a CBRE which honestly I don't blame you those offices are usually pretty bloated.As far as monthly costs, if you are going to individually get a costar or other such license you are probably looking at $500-$1000 a month pretty easy in overhead once you have office dues, mls dues, marketing, etc. 

I believe this is what they call a pier and beam foundation which I have no experience with so I have no idea what it would cost to fix.