Tax liens and mortgage note investing might sound fancy and exciting, but they're not exactly the best choices for a newbie investor like yourself.

From your list it sounds like your research is starting to come together into action items.

It sounds like you need more cash, or you need to look into property in the market you live so you can self manage. 

A loan assumption wouldn't be my first choice, they always sound better than they are, based on my experiences.

So, where you are in that cycle will dramatically effect response rate.

You dont have to chose the correct path at first but make sure you dont jump down a path just because it sounds fun on the internet. 

Your dedication to real estate, both as an agent and in your personal investments, is inspiring.We're all here to support each other on our financial journeys, and it sounds like you have a lot of exciting ventures ahead.Best of luck! 

You could have wrote your offer to not include that effectively making your offer $12,500 more net compared to other offers.Now if that seller is no longer offering that, as a unrepresented buyer what’s your pitch to the seller?

it sounds like you need to keep saving. 

You're already in college, so it sounds like getting a degree is pretty probable so why not take advantage of a *higher* salary for a few years and the fact banks will find you more appealing and just use that to scale faster.