My biggest red flag is instead of providing a scope of work,  the "I'll do it ALL for $XX,XXX!"  

Just like I am sure the AREC hates new agents who try to make the biggest commission instead of focusing on the needs of the seller.

I'm not the biggest Dave Ramsey fan, but in your shoes I'd say take a page out of his book and start with $0.50 a day.

There's a million different techniques for pitching sellers, but the biggest thing is..just talk to them!

My biggest issue with the restrictions is that I have a 5 bd/3ba house and cannot do house hacking.

IE RE usually one of the biggest financial transactions you will do in your life time.

Both "red flags" that something is wrong.and the biggest one for last...4 - No comps in the area to support higher that $90k. 

Indoor is much easier to control for pests, more efficient water usage (on the west coast, this is a HUGE deal because if you can have permits to do business, but if the state says you don't get any water, then you're done), higher quality product, etc.My biggest concern would be that large funds (hedge funds, pharma companies, etc.) are not involved in the industry yet because of the political climate around it. 

There is no such thing as get rich quick, if you want to play that game, go to casino and go all in and try to double every time (that's the only get rich quick scheme). 

@Taylor Silker   IF = the biggest word in the English language.