I've been living at home and saving my money to begin my venture, currently working at a federal halfway house and working with a local creative agency.

I've been living at home and saving my money to begin my venture, currently working at a federal halfway house and working with a local creative agency.

I suggest you do a deal or two as a passive investor, so you have some idea of what your future investors will expect of you.And if you can get in as a Key Principal on an agency deal, that will open that door for you in the future. 

Here's the list:(A) rezone for densities necessary to assure the production of moderate income housing;(B) facilitate the rehabilitation or expansion of infrastructure that will encourage the construction of moderate income housing;(C) [encourage] facilitate the rehabilitation of existing uninhabitable housing stock into moderate income housing;(D) consider general fund subsidies or other sources of revenue to waive construction related fees that are otherwise generally imposed by the city;(E) create or allow for, and reduce regulations related to, accessory dwelling units in residential zones;(F) allow for higher density or moderate income residential development in commercial and mixed-use zones, commercial centers, or employment centers;(G) encourage higher density or moderate income residential development near major transit investment corridors;(H) eliminate or reduce parking requirements for residential development where a resident is less likely to rely on the resident's own vehicle, such as residential development near major transit investment corridors or senior living facilities;(I) allow for single room occupancy developments;(J) implement zoning incentives for low to moderate income units in new developments;(K) utilize strategies that preserve subsidized low to moderate income units on a long-term basis;(L) preserve existing moderate income housing;(M) reduce impact fees, as defined in Section 11-36a-102, related to low and moderate income housing;(N) participate in a community land trust program for low or moderate income housing;(O) implement a mortgage assistance program for employees of the municipality or of an employer that provides contracted services to the municipality;(P) apply for or partner with an entity that applies for state or federal funds or tax incentives to promote the construction of moderate income housing;(Q) apply for or partner with an entity that applies for programs offered by the Utah Housing Corporation within that agency's funding capacity;(R) apply for or partner with an entity that applies for affordable housing programs administered by the Department of Workforce Services;(S) apply for or partner with an entity that applies for programs administered by an association of governments established by an interlocal agreement under Title 11, Chapter 13, Interlocal Cooperation Act[.]

So a business associate and close friend of mine are forming an agency or what may have you. 

Some of the lessor known mom and pop insurance agency’s won’t actually come out and inspect the house either so it works out nicely  

I would start with the real estate broker side and just get in the door and ask them if you can help cold call for them (calling FSBO or other off market properties to see if they would list their home with the agency).

3% is more than they'd get if it were a traditional sale with two separate real estate agencies.

The agencies will technically lend less than $1MM through their SBL under the multifamily programs. 

My skills didn't really transfer well to most places that I was familiar with that were hiring so I went to a temp agency.