I do maybe 3-4 tenant placement a year and that's actually real work.

You can actually start studying before you are 18 so that you are ready to take and pass the test soon after you have your birthday.My guess is that at 18 it will not be easy, but don't let that stop you. 

You can read a very confusing article about it here or read the actual ordinance here (Jump to page 144.) 

This is based on the future reservation of my rental business (I guess I can pull a proof of income from Airbnb).

I guess you could say he's as inexperienced as me, and not use to seeing this as well.The areas I'm looking at are more desirable than most.

I would say look for a hard money lender actually - you won’t need to verify income or anything, they usually care most about the deal itself and this deal seems like it has great potential also when you’re starting out, it’s going to be difficult finding private money fast and they’re not going to trust you as much so their rate will be higher, hard money lenders at that point have the same rates as them!

If no, you are wasting a lot of effort and I will tell you why.The more shady the marketing, the more you need to push your credibility scorre up.If you have a nmber 1 ranking website and a ton of reviews and you are all over facebook with thousands of lieks and comments and myou give to charity and people talk about you and Google suggests you when people seach for keywords... sure you have enough credibility.But put a bandit sign out and people have no idea who or what you are  they need to have a way to find you on their own when they try to do a bit of research about you.So now you spend all this effort cold calling and what not, and when you DO finally score and the person is somewhat interested or at least curious, and you can not provide a website with your mission statement, an about us, and info about you, guess what will happen.

Expenses: Insurance is about $145/m property tax about $208/m (my guess, lowkey the property got tax assessed at $89k in 2022 and now its worth what it is now so I'm guessing $2450 a year).

And there should be a couple of contingency hurdles that have to be passed before you can actually close. 

only if it doesn't work ha    Lots of great feedback and advice here all comes down to your values and after that your goals work on those first to slow your process down and really get clarity on what you are actually trying to accomplish.