You will need to belong to 3 associations: NAR, IAR, and a local board.

The NAR forms are usually very comprehensive and cover everything. 

Next you want to join NAR, CAR and a local board to have access to an MLS and zipforms (to write offers).  

I actually believe it's a hosted WP platform for $5 per month now for anyone who is a member of NAR.

If you join the NAR they will have continuing education classes as will your local Association of Realtors.

BTW, some of the other scenarios you mention would get a licensee tossed from the local association and NAR.

This coupled with the over 2000 homes in some form of foreclosure make Tucson a bull market when it comes to investing.According to the article "The National Association of Realtors (NAR) has forecasted the Tucson real estate market to grow consistent with the national average in the second half of 2016" This along with the increased appreciation in home values, and the below average home price allows for Tucson to be a competitive investment market toward the end of 2016 and possibly well into 2017.

First off you want a Realtor® with the circle R designation as this is a professional who is a part of NAR aka National Association of Realtors.

that's where my re license and being a member of NAR / REALTOR comes in handy, if a home owner (that contacts me from my yellow letters) tells me that they don't want to sell to me at bottom price - 65% of arv, then I will offer to help them list it on the mls for retail.  

I've tried the NAR website but you have to be a card carrying member, and they don't make it easy to purchase one off market reports if you are not (at least I couldn't figure out how).