I had been looking at "buy and rent" opportunities with condos and apartments, and on the one hand perhaps prices go down as less people want to live in the area,  perhaps prices go UP as people still want to live in the area, just not in free standing homes? 

I have been looking for a program to keep track of financials for each property.

@Oscar Beteta if you buy a multifamily and live in one of the units (you have to check how long for) and qualify financially for FHA financing, you're reducing your down-payment by about 15-20%.

Or not following your dream of financial independence and retiring on your terms?

Everyone in life wants financial freedom and real estate is an industry where that can happen because of the limitless potential. 

this allows me to have an opportunity fund for the quick hits and not have to deal with landlord drama that I cant stand personally there are many other ways in real estate to make a buck and landlording is easiest to understand and get into.. but can be pretty annoying if you get some cruddy tenants or buy in areas were your renting to the bottom of the income pool or those on government assistance.. 

Many times, you are representing other people in what is likely the largest financial undertaking of their lives.

Should I get a HELOC, VA rehab loan, or any other financial products that others have experienced with? 

You can also represent both in dual agency as long as both parties agree with that and you have disclosed your representations correctly in writing to all parties.If you already approached the seller, as a licensed real estate broker in NC you are required to provide them with the Working with a real estate agent brochure so they understand the process and the representation.It sounds like that you have already negotiated something with the seller and potentially learned personal / financial information about the seller.

Our teacher for the real estate exam class claims that veteran agents usually make around 3 times the amount I'm currently making per hour.I'm not a veteran agent obviously but the point is, if I continue down that path then I will end up in a place where my time is worth 3 times as much as it stands now.