to be fair, RWN is a referral company, So their role is to introduce buyers to various providers. 

It will not be a hands off exercise for you.

Passive role in a syndication deal might be a good way start getting insight on a larger deal.

Now that my overactive mind has had a chance to relax after getting all of that ^^ out after a couple of intense days of twisting and turning ideas and insomnia, I'm realizing that while the whole TIC + 121 + 1031 exercise was helpful in that it brought us to a spot where we came up with the idea for how to take the $500k cap gains exclusion from the sale of just the upper, I see now that the whole 1031 motivation that inspired all of this thinking isn't actually necessary/beneficial.

You need to define your goals and motivation for getting licensed.do you want but and sell for yourself or investors.do you want to sell homes retail ,lease apartmens or home's.what do you see your role in real estate,full time part time etc Once your can define your role then you can think about a company to work for

The role of your property manager is to get into the rentals often to check on repairs the property may need.  

For my money in a market like ours, the game is all about starting with a safe floor and exercising excellence in management to increase returns.  

Clearly they don't really understand the role and what it entails. 

., you are exercising independent judgment with respect to the rental and not simply ratifying decisions made by a manager, then, you may deduct up to $25,000 of real estate losses in a given tax year if your modified adjusted gross income (basically your non-real estate related income, with a few tweaks) is less than $100,000.  

Chris I would be interested in looking at the tax credit partner role ....