Don't forget about the lead paint disclosure in MA.Additionally, if you plan on holding a security deposit make sure to study the rules and regulations very closely.

And then what happens is the lender "discovers" that five figure transfer tax at the last minute, and only then does the consumer learn that the basis for them picking that "lower closing cost" option was completely bunk!

I get that it probably isn't worth it to get the license if you are just trying to save the 3% in fees but I feel like if I'm willing to put in time on my own to learn more about RE and already be studying it as a hobbie, I might as well make it official and get the license.

If there is a leak, they will discover it quickly and prevent too much damage. 

In the week that I have moved out and was prepping it for renters, I discovered a leak in the ceiling.

If you need money to make it at first then get a W2 and study on the side. 

Study, Study, Study.

I know there is talk of creating a virtual mentor program (I think essentially where you do a case study online) but nothing is finalized there yet.  

Study the market.

In 1978 people stopped using Lead-Based paint in homes because it was discovered that it was harmful.