Read books, go to networking events in your area/talk to those investors ask questions, figure out what kind of properties you want to flip and the neighborhoods you want to flip in, save those searches in Zillow's app and look at the results everyday (this will give you a good idea of what properties sell for in those areas).

Get to know housing inspectors - they can refer lots of leads to you.Get to know the sheriff, they post Failire to pay rent notices.Be prepared to make an offer - all of my Associates keep close at hand an accordion folder with every form they need; skinny contract, blank checks, seller financing clauses, lead paint disclosures, option agreements, joint ventures forms, management agreements, long form commercial contracts, hybrid contracts, APOD form, listing agreements, Biz cards, personal "one sheet".Be ready and prepared to make an offer - understand nothing down formulas, use controlling tactics, get yourself in chain of title, make appointments, look at properties and make offers everyday. 

Yes there's a lower LTV and that's costly, but if the DSCR is right, you can get these every day of the week and you don't have to play the 'creative financing game'.

Everything I've researched is preparing me to deal with everyday people hoping to sell their houses, but what's the difference when the seller is a realtor??

HML's give committment letters, for whatever they're worth, every day, subject to appraisal, etc. just like regular lenders do.

I have a passion for fitness and health that seems to stem from my desire to better myself in someway everyday!

I'm looking forward to meeting new people, make mistakes and learn something new everyday!

Some people make good money doing it, but they're the ones who are out working every day at finding deals and getting better.There are more options available than most people think, to buy without much cash.Keep me posted on what route you decide to take, curious to hear how it goes!

I talk about this a lot here, so instead of regurgitating all that, here's a link to a post I wrote on another out-of-state investor's thread a while back that includes a list of questions investors should ask of any turnkey provider they consider: https://www.biggerpockets.com/forums/55/topics/361999-new-investor-from-glendale-caSounds like you're already off to a good start, and I know it's easy to fall into the BP rabbit hole when you're still in the "research everything every minute of every day" phase.

(I neglected to mention that she has some health issues, and currently pretty much stays home all day, everyday.)