Saying that, getting licensed is pretty simple and like others have said, gives you more credibility and additional tools. 

I don't think there is any better risk management tool than your network. 

I have been doing a ton of research and have used some of the free tools on airdna to help me decide where to invest.

Do SEO, fcebook paid marketing and PPC.Leave everything else alone.

So for me, using the 401k loan to get started was an awesome tool.

With the valuable skills and work ethic I've found in the beer industry, I'm confident that I have the foundational tools to manage myself and my time to find financial freedom in the future. 

I was using REIPro before I made the jump to Propstream, which I also liked but for similar prices Propstream just offered a lot more, such as their list automator tool and their landing sites.

When I was actively marketing (I have been buying 1-2 properties a month on referrals) I was using DMM, bandit signs, networking, and some PPC.Now cold calling, texting, SEO, and social media advertising seems to be the direction that everyone is using. 

Mailers (consistently), Website, Ad clicks and SEOs etc$30,000 - $40,000?

This is an important tool for anyone buying a tenant-occupied property.