I'm assuming the house is furnished being a model home and that the builder is "renting" it for purposes of showing the house to prospective buyers in that development.If the above is correct it's possible the buyers could insure the house as a vacant property.I think an attorney should write up something for both parties to sign showing the builder assumes liability while showing the home.

This is not true - if you're going to represent buyers or sellers you have to have a license, but if you're going to be successful with Real Estate investing, you will be successful either with or without a license. 

This is what I mean by the concept less is more, you have to know your market and your particular demographic; who will be your end buyer.

By the time September comes around, you will have analyzed over 100 deals and should be very comfortable with numbers, and be on every single cash buyer's list out there. 

The lender bakes in the risk of so many loans defaulting and they lose all money lent or partial of it.If buyer is looking for slightly higher interest than first position then they do not know the debt markets and that is dreaming.

like knowing where the most cash (investor) purchases are happening, or where the most sought after areas where retail (homeowners/families) buyers are buying?

I am looking to start building a cash-buyers list for my wholesaling business as well. 

Seller pays the buyer agent commission anyways so you think you are ahead of the game paying 97.5% of the sale price.

I currently have no homes in my name but I am married and fear that I wont qualify for a first time buyer and would have to put 25 percent down as a investor.

.#6 Don’t Buy from Unmotivated SellersMotivated sellers are usually willing to work with buyers, so focusing on finding motivated sellers can result in making great deals as a real estate investor.