But work on and practice your pitch and value proposition.

@John Horner I'm hoping that my phone starts ringing more and more so I can get more practice!

I'm a license real estate agent focusing in investors; not only do I want to help look for properties but also joint venture. i have a background in construction; my dad was a contractor so I was practically raised flipping properties.

@Justin Godlewski Yes, get comfortable disappointing the list price; one cannot loose money on a deal to be successful.Ignore the list price and offer what you think it is worth, this takes practice.  

Local practices differ, but there's usually more than one accepted way to measure square footage.  

Not having W/D hookups in the units reduces their attraction to new tenants, but there is no practical way to add such.

If you do not hang your license under a broker, you will still be technically licensed, but not legally allowed to practice real estate — including having access to your local MLS, regardless if you're full-time or part-time.

So I'm here to learn and finally start putting into practice some of the things I've been reading about.  

I ran the numbers for my own practice and if I'm right you're only cash flowing like $38/month for each side with getting $1775 in rents.

You'll only get better at talking to sellers and closing deals - treat every deal like it's practice, since, it is.