Loan to experienced flippers first, watch the renovation process up close (it's a lot different than it looks on TV), then try one yourself once you feel comfortable dealing with contractors, vendors, designing, etc.

(This is above and beyond your normal ongoing education requirements.If you are managing properties you need to have a Managing Broker's license, or have approving managing broker.When you sign up with a managing broker, he or she may allow you to have a property management business, but you will probably owe them fees because they are responsible for your actions for the first 2 years.You don't have to work full time at this to be a property manager or Realtor(in Indiana we get this designation as a requirement and have to pay fees accordingly).

For information on how that applies to your case, seek out an attorney, but the beneficiary designations are related to this distinction. 

I've seen sellers simply get any tenant into a property so it looks more attractive.

First and foremost I will also let you know, that I am a licensed attorney in Florida and have designed my program to alleviate some of your "concerns".  

Depending on your market, you may find more attractive deals with less risk.

I've managed the design and construction of commercial projects ranging from $40-750M.

They only lower their opening bid to attract bidders.

There really isn't a great reason to go through an intermediary platform if you're able to attract the capital you need on your own.  

You might find someone/institution willing to lend, if the ARV is high enough, with an escrow designed specifically for rehabbing work that needs to be done for the house to be marketable.