That and people probably thought I was a drug dealer when she handed me the money but hey, I've got bills to pay (rehabbing one of my units because it's now vacant after a tenant O.D.'

Passing a cash-per-door test doesn't mean you have a good deal but failing it means you probably have a bad deal.

I've already learned a ton from the agent course, fingers crossed I pass that test on the first run :) 

Would they ask me to do a bunch of tests and inspections that could end up costing lots of money? 

Go with something like “I can’t make you an offer until I see the property, you wouldnt buy a car without test driving if right.

To test the durability I take a key to them, and attempt to scratch them.

I currently have one accidental rental for the past 2 years and have been absorbing as much as I can to apply to that accidental test and continue on with a small multi family house hack.I have a couple skeptical family members/friends as well but I see it as a learning opportunity for private lending conversations later.

Those are your C-/D property areas that might cash flow but you'll have drug addicts and squatters (encountered them on house showings there..). 

I see a market for those who are are wanting to dip their toe into the proverbial pool and test out real estate investing or those who don't have a lot of extra money but still understand the importance of investing. 

By talking to other newbie investors and testing your knowledge in the real world you’d be able to better assess where you stand.