It is an interesting social relationship at play because you and your agent have slightly different goals. 

The key on your first deal where your emotions play a huge part is put your plan in writing and stick to it.

We were looking at it more for the flexibility of looking at a lot of properties frequently, MLS access and being able to continuously put in offers without exhausting an agent who has other clients to focus on as well.  

And most of all, continue to educate yourself, and that will help you see where you need to go and what you need to focus your research on.

Sec 199A deduction might come into play for you as well on your personal tax return.Seems like it might accomplish much of what you want. 

I came across real estate after continuously seeing a real estate business in my local Houston neighborhood purchasing old, dingy homes and flipping them into something beautiful. 

A third party appraisal usually has to be done and then the appraisal created, the title company also has quite a bit of paperwork to complete.One option would be considering a personal or business term loan/line of credit so that you have cash in hand to play with the cash buyers.

At first, it would be for smaller commercial properties, but if the relationship grows well and we make a good team, I'd love to scale up with them.Ideally it's a win-win for all:For the PM:They get a large chunk of equityThey get more business.They get access to my investors' capital for potentially future dealsIn a way, they eat what they killFor me:I look favorable to the lender with an experienced PM team as a partnerI'll get a deal under my beltI'll be able to get help with the downpayment, reducing the burden on my investors and myselfFor my investorsSure, they lose out on some equity, but they'll get a (slightly) higher return due to the lower monthly management feeThey'll sleep easy knowing that the PM has skin in the game and is experiencedTo be clear, I'm playing the long game, so I'm more than willing to do say, a 55/30/15 split with the PM/Investors/Myself and with a 3-5% monthly management fee.

Apply (or try to apply) for jobs at commercial real estate companies (while you continue to go to school).   

But, the cards are what they are and you just have to play your hand the best that you can.Good luck, Martin.