In today's environment of record low interest rates (our mortgages range from 2.2 - 2.7%), it is rather easy to find a better use for your capital, but I remember the days of 16 - 18% interest.

I love fishing, muscle cars, camping, and all wildlife recreational activities.

It's reasonable to assume the seller will now 'mystically' know your max purchasing power, which typically isn't something you want a seller to know.That being said, if you're writing offers from Georgia in the SF Bay Area, no one is going to trust a lender from out there, especially if it's a national big bank lender, and especially if the sellers are fishing for an all cash offer.

You will be in target rich environment to learn and see opportunities to jump on and will get paid for the job you are doing. 

I've totally embraced the concept of leverage, especially in the current interest rate environment.

You started with wholesaling, which sounds to me like fishing out deals and selling to investors, so if you like the idea of fishing out deals then perhaps you can flip, and if you like the idea of selling perhaps you can become an REA?

That said, I enjoy working on public-private projects because they affect the built environment on a large scale. 

Nashville ranks among MPF Research’s favored apartment markets for the long term, but so much new supply in a single year could make 2016’s leasing environment at the top end of the product spectrum comparatively tough.Gino

The community college you mentioned should not be confused with a college environment - i.e. there are no student rentals.  

There isn't any specific "Learn How to Invest School" if you are an agent, you probably went through a structured class room environment that taught you little more than how to pass the Washington State License.