If you want to specialize in investment properties, you should make sure you know the numbers well and can find deals that will work for your clients. 

1) I want to learn all I can about REI because I want to make a career out of it without losing my shirt.2) I won't have much cash to actually invest until I have sold my property in CA and I need to finish the reno before I can list it.3) I used to be an attorney and I saw plenty of clients get burned for trusting the wrong person/people.

As a PM, that doesn't make sense for a residential property for most/all situations.I want to align the owners (my client/customer) goals/success with my own.  

If you don't mind working virtually, there are many here on BP, I don't know who is taking on new clients this time of year but you can reach out to @Daniel Hyman @Brandon Hall @Nicholas AiolaBest of luck!

I basically financed almost every residential deal for myself and clients through 2014.

It is not realistic to think that a Realtor would only have 1 client at a time, so, of course they could run into a situation where they have more than 1 client putting offers in on a property.  

What I wrote above does not create an attorney/client relationship between us.

It looks like you have some really good advice from the others, but I do want to answer some of your other questions about who to rely on for deals and the kind of vacancy you will see.Most of the clients I work with rely heavily on the wholesalers in the Tulsa market, not just the real estate agents they know.

However, it doesn't indicate that the professional is well versed in taxation as it relates to Real Estate.I would question the EA how many clients and what percentage of his clients are real estate investors.You may also want to ask him/her for a referral from one of his real estate investing clients.In the chance that he/she does not work out - there are tax professionals here on BP that may be able to help.

I’m an agent and I always recommend that my clients get an inspection.