To me the ROI isn't there.By your own statement, if you don't have resources then they aren't really options.Anyways...Here is a 3rd alternative, take $2k and get your RE license and hang your hat somewhere with a low co-commission cap like $2.5k or lower.

@John Van der Kieft, may I ask who do you use as a broker to hang your license with and what are the costs?

I have spoken with a couple of investors who have a license even though they only do their own deals and they almost convinced me to get one, but honestly I didn't want to deal with the classes, exams, and finding a place to hang my license.

I wouldn't hang my hat on my friend, in your shoes. 

Tenant may be able to keep drains clean and clear with regular maintenance by pouring down the drain a quarter cup of baking soda followed by a half cup of vinegar.If there is a minor clog in the p-trap (the curved portion) of the pipe under the sink, Tenant may disconnect the pipe, clear the pipe manually, and reconnect the pipe to clear the clog or may call Landlord for assistance.HOME DECORATING.Pictures and shelving may be attached only to drywall walls, using approved hanging devices.Approved hanging devices, such as picture hooks, are available from Landlord at no extra charge.Walls must be returned to their original condition upon end of tenancy.Tenant agrees not to pierce any brick, masonry, woodwork, cabinet or door with nails, screws or any hanging device, as doing so may cause damage beyond repair.Painting is not allowed without prior written consent of Landlord.Holiday decorative lights may be used if they are in good condition, used according to manufacturer instructions, installed at a safe distance from flammable objects, and used in a safe manner, taking caution not to overload electrical circuits.

There is also a solar system on the property at $107.13 per month for 19 years and an HOA at 99.00 The buyer has a judgement hanging on to them in space causing the underwritter to not approve a loan.  

I also don't want to have this knowledge hanging over me.

I just passed the Virginia test as well and now looking for a broker to hang my license with..I am leaning towards Keller Williams.

The low hanging fruit is new uniform signage, parking lot sealing/striping and upgrading exterior lighting.  

I just finished the RE course and will be taking my board exam in the new year. I'm looking for a broker with reasonable fees as I plan on using my license mostly to aid me in my real estate investing.I am a hard work...