We were not feeding them, and it was so cool just to hang with them.  

If you're looking to just 'hang' your license and willing to give up support for higher checks that would be a reasonable place to go. 

just have to complete a contract writing course and send in my application for my license and then find a REI friendly office to hang my license). 

I imagine that hanging out on a beach would get old after awhile.

If using a conventional loan, these fees up front would still apply (inspection for example) and any fees your lender would have (loan origination fees etc - which is lender based, those may roll into your loan etc) This is long winded, but hang with me and I hope you'll get the best idea of why investment deals (no matter how financed) do require you to have some reserve for sure.

Hang in there.

For me, what's worked best is hanging out in places where owners hang out like REIA, conferences, so when they're selling I get first look.

Even if you do have coin op machines, maybe hang a "did you forget your laundry card?"

Initially face to face has value but for me once the face to face gets started then email, SMS, FB work great for REI orgs in other areas.My best tip is to join local REIAs and hang till figure out who are the experienced investors of which who are generious with help. 

After a few repetitions you get the hang of it and hopefully do better with each project.