You’ll still have to pay for and pass the state tests, background checks, etc.Yes you have to join a brokerage, an agent has to work underneath a Broker and yes you have to pay to join the MLS....here you also have to join the Nat’l Assoc of Realtors....about $1,000/year between the two.

Loan amount is below our minimum of 50,000, you have to have  months of reserves, we don't loan on fixer uppers and the list goes on. last week I took the real estate test, I felt good about going into it, all practice test scores high 80's, low 90's.

I would also suggest PrepAgent to help with the test.

After putting your rental contract and properties to the test, what are some amendments/addendums that y’all (Texas) have added.

Hard money lenders don't like doing down payments.Owner financing wants at least 25% down.With any debt to income ratio I've tested it doesn't work for conventional financing.Even conventional financing requires AT LEAST 3% (which I don't have because: SoCal, but I'm also not looking to live in it (my rent is 1/3 of the comps).What have you done/what would you do?

Would you buy a car without test driving it?

I am definitely intrigued with the idea of "running stress tests and scenario tests". 

50% LTV is reasonable$23 income - $8 expenses = $15 NOI - $8 mortgages = $7 cash flow (if I understand correctly)DSC (debt service coverage) = 1.875 times ($15 / $8) = pretty safeStress test these numbers for a down economySet aside some cash reservesSleep well at night

Unfortunately, the real estate licensing training/test does not prepare one to be a realtor. 

Thank you for the encouragment, you are right about testing out of the first one at least.