I've had a few clients in your situation here in town.

But if you sit down at a restaurant the food you are served could be poisoned by a careless chef. 

The CAM license will allow you to get an Assistant Property Manager's job to earn some money while you get your Realtor's license and build up your client list. 

You are not a current or former client of Holton-Wise.

I think people pick up on these traits and my ethics serve me far better in the long run even if I have to explain or navigate additional problems from time to time.

Once you have decided which path to take, I recommend "Seek to serve" or "Pay to play", if you are committed to accelerating your growth.

With my W-2 income, I can still qualify for a 30-year fixed rate loan at 4.625% (a no-brainer in my opinion)2) I have capital that I need to deploy and the measly 3% interest I'm earning simply doesn't compare to how those funds could serve me in the rental market.

A good client consultation is like a conversation and it should flow.

I am in a spot right now where I have the drive and motivation to be great but would love some guidance on things I can do to build my contacts and client list.

It takes a while to actually make money as a Realtor since you need to build up a client list.