When I was looking for one, I found a deal on groupon for the pre and post course bundle for sale associate for less than $100 (don't forget that once you have your license you will have to take the post course within the next 2 years).

The properties I found at mls do have coop comission.

The other thing is that I’m looking for properties where we can add a decent amount of value (30-50k in rehab) but have mostly found an overwhelmingly amount of newer properties.

Also, I found one list but it doesn’t look like it can convert to excel.

They can also just buy the properties I was going to buy with cash and financing, however I've found that with cash deals you typically get more favorable terms. 

I have been driving for dollars and found some apparently abandoned properties.

I found the process to be easier this time than the first time, but there were still complications along the way - definitely NOT perfect.  

We did the homework and found they would have good cash flow and made a move to acquire them. 

@Ethan JosiahBest way I've found it is to wait the 6 months so you dont run into any problems, (hunt for deals in the meantime) once 6 months of ownership has passed, put the property into a 30 year fixed leaving 20% in the property if the numbers all work out.

I ALWAYS start with the end in mind, and after being involved in managing over 425 properties we have found hat the homes and properties that most consistently spit off cash flow and give you true mailbox money are the ones that have fantastic tenants that treat the home like it is theirs - and those tenants are usually in areas that the schools are rated at least a 5+ on Greatschools.org.