Think about the wealth generators of RE-cash flow, loan paydown, tax benefits, and appreciation (forced or market).

Regardless of market, with the margins on RE being what they currently are, an RE investor must be in a position to not be forced to sell due to market downturn or "unexpected" expenses. 

That doesn't force me to be an a-hole about it.

Bird dogging won't get you any real skills.If you really want to learn skills, you need to start wholesaling.Wholesaling forces you to get good at getting ARV's (Bird dogging does not)Wholesaling will force you to learn how to Negotiate (Bird dogging does not)Wholesaling will force you to learn how to estimate cost of repairs (Bird dogging does not)Wholesaling forces you how to market for off market below market value motivated sellers (Bird dogging does not)Wholesaling trains you how to deal and talk and handle sellers (Bird dogging does not)Wholesaling forces you how to handle and sign contracts. 

I will force a lot of equity in this house and I enjoy managing renovations so i'm willing to take a risk on some tenant issues. 

I can see it in their twitching left eye after a whiff.SO, now that would be the mentor route.No consider my route.Get a website, make it credible, do a search for "Forced Traffic & Conversion strategy".

Believe me, all you need to know is the laws, your market, and a simple how to  dot dot dot [enter your niche here].You are never ready, and I am STILL not ready.You just need to be confident , have an unhealthy ego, as long as you can keep it in check.. so I fail there miserably, go out, be you, be a force to be reckoned with.

I know I can't broker deals without a license, so it seems I'd be forced to get these properties under contract?

The issue many people have with turnkey is that forcing appreciation and selling quickly for a profit has been removed.

Their argument for their forcefully suggested pricing was a bit disingenuous and falsely premised).Short of my issue with their ability to soon set prices based on their algorithm, I like working with them.