I could have substantially more if I have liquidate some stock investments and reduce how much I contribute to those. 

The best I could do for a new agent was to just give them one of my properties to list ( at a reduced fee) to gain experience doing the real thing. the bigger companies have the focus on training and that is what most need in the first year.  

Make a lower offer subject to a reserve public auction, offer the seller a 10% hybrid (10% of anything you get over what you offered), make full disclosures, get right of possession (so you can clean the house up and show it to prospective buyers), build in an extension in the event you need more time and use banking days for settlement.

While I'm a huge believer in using public records as a lead source (that's what my company does), there are some things that are better sourced at other points in the process.

There are no structures on this lot and even when there was it was serviced by public sewer at the street.

(It's public record)  your buyer may not be on your mailing list, he may be next door.Well like I said, no guarantees that these tips will work but at least maybe they wil give you some additional ideas.

I never noticed fire hydrants until I worked with public utilities, now I spot them everywhere and can rattle off the brand and (approximate) age without much difficulty. 

Keep in mind a larger down payment also means a reduced note amount and reduced cash flow. 

In-fact, I think it is a good move in any territory, regardless of where you are in the country (LA, PHX, NY, CLE, etc.) it is a good way to build wealth long-term, hopefully reduce the cost of your living and begin building wealth for a very low cost relative to your purchase price.

I am completely new to real estate and currently have a full time job in public government.