It seems a bit cheesy, but I wont discount anything.6:30 - Check emails and post on BP.6:40 - Quick rinse and get dressed for work6:50 - Visualizations 5 min (Viewing yourself after you have achieved your goals for the day, month, year, and so on7:00 - off to work.I will have to adjust this routine when i get back to San Diego.

It would be great for family reunions, wedding parties, holidays, bridal parties, retreats, etc.

Your competition - those veteran agents, investors who want to use you,  potential  buyers who never make decisions.Wow - if I knew all this before I got my license (over 40 years ago), I'd think I would pass on it.It's nice to be a Realtor - as such it may open some doors of opportunity to you - and splash you will bits and pieces of knowledge like -How to evaluate the marketFeesAccess to you local MLS HUD contractsFHA offersConventional contractskick out clausesShort SalesWhy you dislike lenders who turn your customers down for a loanAll about underwritersHow to dress for successContinue educationAll about lead paint and other legal disclosures you have to make to stay legalWhat you don't learn in the agentn's training to get your license are -How to write an offer as a principal (with Realtors contract you only fill in the blanks)Creative Financing - Subject to existing mortgages, delayed settlements, options, joint ventures, re-fi- for take over, blank mortgagesCAP rates - essentials to know when working on income propertiesPower ProspectingContract EngineeringTax sale certificate investingProperty Inspection and AnalysisControl and Roll contractsAssignmentsFlippingWholesalingFreehabbingNegotiating investment StrategiesManagement of tenants, clients and yourselfBusiness Entities &  Tax StrategiesForeclosuresMay I suggest - the best client as an agent you can have is YOURSELF - when representing yourself - you are the client - you make the rules - you make offers - you have the freedom to work when and where and for how long - you don't need to answer to anyone as long as you are honest, make full disclosures and act as reasonable good person.As an agent if you sell a clients a building for $200,000 at 6% commission you will make .25% of that or about $3,000 (estimates only).If you controlled (not settled - only under contract with a clause to assign) a building for $90,000 and assigned your contract (wholesaling) it by private treaty or public auction for $110,000 (still below the market) you'd walk away from settlement with $20,000 - that is more than the commission as an agent on a larger property as an agent and easier without all the regulations required as an agent.Sorry for the long reply to you question and for being a little negative about being an agent - being an agent is an honorable profession, the learning curve and the hustle factor is more than some folks want to deal with.I like being a broker, but love the big pay checks that we investors earn.So sit now - interview yourself - ask questions --Where do I want to be financially in 6 months, how much money do I expect to make representing myself - $5,000 - $10,000 - $20,000?

So let's say ARV is $70,000 if the house were all dressed up and live-in ready.House certainly needs work on it.

Basically, I built trust with her (legitimate trust, not window-dressing - always be sincere).

That drives traffic to the shopping center which then creates the opportunity for other ancillary stores and services like dress shop, women’s shoes, dry cleaners, coffee shop, etc. 

Or a dress.

You could add new modern hardware to dress up the cabinets. 

Buyers a month later, when it is completely finished, might be a different group by then.What occurred:Purchase Price: 17kTotal Rehab cost:11kOriginal Expected List Price: 60kWhat wasn't done:Another 10k - Exterior paint, full yard / landscaping / fencing cleanup, basement cleanup, window dressings, and a number of small itemsAnother investor who had multiple rentals in that area saw the sign, walked the house, and we quickly negotiated a 45k as-is / walk away and take your tools price.  

Dress nice & walk into some banks and just ask about what they offer.