I can see the benefit of having a delayed start and trying to do some on the job learning or get a license or two under your belt (realtor, MLO, insurance, etc), but I would say the potential benefits of college should outweigh the costs. 

I recommend looking in the bible belt for properties with those numbers. 

My two cents is to use a good investor-friendly agent to help you get your first property and revisit the idea of getting your license if you’re still interested after you have something under your belt.

A realtor's work after an accepted offer is critical if they are worth their salt they really earn their commission by keeping a deal on track and holding the transaction together, especially when inexperienced investors are involved.If you aren't a licensed Realtor or don't have many purchases under your belt, then you don't have much appreciation for their job.If you asked me to take less commission, under any circumstance I'd share my favorite Logan Roy (Succession) quote with you.

Save that money to get your first few deals under your belt.

I just wanted to get-in, go through the process, get #1 under the belt, learn the learnings and if walked net-0 I was ok.

Account ClosedA STR in Cumberland for DC would be like selling snow blowers in FL.

Currently researching the next potential investment and curious of other people's experiences investing in smaller rust belt cities (<40,000).

those that do it in Oregon ( which its totally illegal to do the contract assigning thing without a license.) to those do it say in big rust belt cities the deals are way different. the west coast folks tend to be the only one in the transaction. out in the east you will see 2 3 4 wholesalers on a single hud.. and of course the vast majority is inner city urban core stuff which is very much undeserved by mainstream brokers  IE they dont want to go there for fear of safety etc.

We would have to really tighten our belt if my wife quits her job and she starts making some sales as a realtor.