And let's not even dive into the growing popularity of MMT.  

That can create many problems for you down the road once you get deeper into the business.

If so, would I do some deeper due diligence and the phase 1, or would the potential buyer?

I do that on the commercial retail properties side but my clients are buying multi-million dollar properties and can keep buying because of their deeper pockets.Experienced brokers for the product you are seeking tend to have all cash buyers and do lot's of volume.

So many stories people have said just to dive right in do not wait; others have said to obtain a real estate license before starting. 

We will have to dig deeper.

I do believe that is the next step for me as far as digging deeper and making contact quicker! 

And be prepared to lose 100% when diving into new areas.Is that consistent with your initial statements and number 2?

Is it time to dive in deeper while theses rates are so historically low?

When I hired and began to develop a deeper sales organization & my lead count increased substantially I invested in salesforce.