Put some money away every month into your "capital acquisition" fund.

@Matthew CopelandTax Liens and Crowd Funding are pretty much the best options for a smaller account.Most investors will work within the standard financial services space to grow their savings and then switch to a self-directed account once they have the type of funding necessary to participate in more significant non-traditional assets such as real estate and notes.

I do think networking opportunities probably arise more with proof of funds than a license..money talks.

Also, an addendum is a counter offer....so it's possible you gave her the ability to cancel without recourse when you tried to structure it to close without her bring funds to the table. 

But you raise great questions.

I've now read a couple real estate books (currently reading Anson Young's Finding and Funding Great Deals), and have begun to develop a solid foundation of real estate knowledge.  

TOTAL CLOSING COSTSD + ILender Credits -$357Calculating Cash to CloseTotal Closing Costs (J) $7,287Closing Costs Financed (Paid from your Loan Amount) $0Down Payment/Funds from Borrower $26,000Deposit -$3,000Funds for Borrower $0Seller Credits $0Adjustments and Other Credits -$1,655Estimated Cash to Close $28,632I know it includes some prepaids, but do any of these fees seem ridiculously high to anyone else?

Then my mortgage company had a list of things I had to submit, including inspections they performed, before sending back the money.I would think anyone with flood insurance would have to go through the same process of working with the mortgage holder to get access to the insurance funds.Now if the government steps in and offers money to affected homeowners, no telling what rules will or will not be in place around those funds.

Raise the rent on the 30 year tenant.  

The bank simply provides you the place to house your retirement funds (it it obvious that you can't keep your retirement funds under your mattress), but they do not have custody of the funds.