I also don’t want to miss out on future gains.

I missed it was an 85k deal. 

In fact I would love to hear them because I have missed out on some really great rental opportunities because decent financing isn't available for homes older than 1976.

If you are going to target mostly off-market the license will just be a cost, and some brokerage you attach to will spam your in-box all day with "You don't wanna miss this" meetings, etc.I think the more consistent and targeted synergy with investing would be General Contractor. 

If you find a good enough deal, there's always hard money...but that would need to be a real can't-miss deal. 

Am I missing anything?

Is there a catch or am I missing something?

The only conventional multi family loans that seem to be available to me require 15% down for a duplex and 20% down for a triplex.On a $400,000 duplex I am looking at this increases the down payment from $12,000 to $60,000, an enormous difference for a 28 year old trying to buy his first property.Am I missing something here?

What am I missing?

Agreed to a closing date, missed it.