But I'm not sure what step I should take to begin this journey.

Couple of options perhaps1) Look elsewhere where you have boots on the ground in cash-flowing markets 2) Pursue off market deals - takes a lot of time and knowledge though, you sound like a busy professional3) Live-in house hack - that's if you were staying longer though, if you're forced to move and your rent doesn't cover expenses and the cycle ends, you're stuck

What steps so I need take after I'm ready to take the exam to complete my independent broker's license?

My purpose of this step is determining all the damages and cost of rehab.

Seven of our units are actually extended family units owned by step dad.  3 of those units use professional PM (2 STR and one OOS).  

Bad faith tenants are unlikely to pursue landlords for damages when they know any bluff will be called in short order. 

I'm wondering if anyone can give a high level description of steps to take for renovating a house. 

Admittedly I need to go look at more homes in the area to get a better feel.)70% rule = $154k- Rehab = $50k  (Mind you I've not priced everything out, which would be my next step, but I have a list of everything that should be done)Thus I should offer them a $104k, or walk away?

So I had to step back and ask myself, what can I start with?

I just don't think PFs are deals new wholesalers should be pursuing.