They'll pass your name on to the buyer (who probably already has his own contractor).If a contractor will agree to run out and spend a few hours on a make-ready estimate for a new investor he's never met, that's actually a red flag about the contractor.Start with the books.

Obviously I wont have any experience right after I pass the school test and then the state license.Any advice on what should I do in order to start working right away and increase my opportunity to get some exposure to the market?

Even cash on cash return to acquire, rehab, and costs to hold the property would be over 15% in the first year...I've negotiated the contract down with the seller by half and would of course pass that on to buyer.

If you assume that it is to late, you are passing up deals that other investors will buy. 

Don't let that be a worst case scenario sales pitch, its not meant to be, but its more like an understanding that though you may have rentals that for 20 years have no major problems (for example a new roof), meaning you feel like your cashflow is blowing away any Cap X formulas, with every passing year you are at a statistically increased (compounded) likely-hood that in the ever nearer future you will have to spend 10s of thousands wiping out your cashflow on a new roof (or whatever major problem).  

I have never participated in that type of deal so I don't know how to recognize when that is the case--I just make it a policy to pass on those notes. 

Been at this for 18 yrs and have always taken the position:Can't trust the applicant to do this correctly and you may well get last years which is useless.I pay for the reports (cost of business) and get current data from Experian or Trans Union.I pull the CR, BG, Eviction reports ONLY after they pass muster:  Verified employment, income, prior landlord comments, so the expenses are well constrained.I also ignore the FICO score as that's the Banks view and I'm more interested in the 30,60,90 lates as that demonstrates their current habits.

About a month ago the sweet old lady next door passed away.

Bigger Pockets has some great podcasts that are full of great info and entertaining.  

If you can't afford that, probably need to give it a pass.