It's a few grand a year (at minimum) to maintain a license -- the usual advice is if you're not either 1. selling as a full time job, or 2. doing enough volume to justify holding a license, then it's probably best to just hire a great agent that does it all full-time -- you'll get better negotiation and a better knowledge base.  

In 10 years of being a landlord in SV, I have had a grand total of 2 weeks of vacancy.

Reach out if you want more details on Grand County.I live in Evergreen.

Also as Cassi stated, your first year is going to be around $3k, then each year you are going to have a few grand just in fees and dues to various entities, (MLS, State and National dues, software, broker, etc) this doesn't include all operating costs. 

This area seems about as competitive as the north side of Chicago. 20 grand over asking price and seller not even willing to entertain my offer.

Figured with realistic numbers and the 50%rule,  NOI around 10 to 11k, which on a 30 year at current rates should mean at least a few grand a year in cash flow.  

I told her it was 3 grand for a new compressor , or 15 grand for a new unit .   

Arlington is worth a look, Burleson, Mansfield, and Grand Prairie too

Over 15 K , which is a bundle since she had never had over 2 grand in the bank .  

I just put a property under contract in my town for $45k with a rehab of $35k ..holding and other costs 10k .. arv is a min of $130k ( which should sell in 30 days at that price ) so i should make $40k min on this project.. not a grand slam but its 4 miles away from me and the risk is much less .. i hope you have the best of luck ..