I started out marketing directly to estate reps after first honing my skills as an investor in foreclosure and other distressed real estate BEFORE tackling probate. 

I agree with Pierce as to his appraisal techniques, but your negotiation skills are not a value that reduces a lender's risk, if you could buy it at that price does that mean that no one else could buy it at that price if it went to a foreclosure auction?

Being personable and mastering negotiation skills can set you apart and help you close deals that the big guys couldn't.

I think you are onto your best thinking when you seek to partner with investors to offer your skill set. 

I have a couple of tenants in a unit that use medical marijuana and grow it.

Small city Rochester Minnesota, home of the prestigious Mayo Clinic plans to become global biotech hub/destination medical centre.  

I don't expect him to actually buy the land and use my plan but i just want to show that i have skills and value and might be a good person to keep around.  

If you have the skills, capital, resources, and most importantly TIME to be an active investor in order to locate the "better" deals in your area then that may be the right strategy for you.

Now I want to focus in developing skills as a Real Estate Agent, together with reaching my own investment goals and helping fellow investors to achieve theirs.   

It is much easier to gauge the risk of a venture when the skill level, the commitment, and the business ethics of your partners are known.