The only time I have seen them not wanting you to do work before closing is if the property was a foreclosure but even in that case the listing broker might allow you to send a contractor in while they supervise to do the work.

You need to ask 1) your broker 2) your local mls, as they have different rules regarding this.  

I started a Partnership with some friends and relatives who mainly are Stock Market Investors.The purpose of the Partnership, in this case an LLC, was to purchase a $1.5 Million 3 Family in Brooklyn, All Cash.3 months ago I told everyone to pull out their cash in the Stock Market.They completed their stock sales a few weeks ahead of the Market falling off the cliff.I then closed on the 3 Family at a very good Price, collected a $40k buyer's commission as I am also the Buyer Broker, and just finished renting the 3 Units, signing the last apt lease in a few days, getting approximately $6k per month in Cash Flow for the 1st year.Not only that, I am securing an Investment HELOC at a 50% LTV, so roughly $750k, which I can use to investing in the Stock Market.I had already anticipated the fall of the Market as the inevitable Corporate Tax breaks had to wear off eventually.There just isn't enough consumers that benefited, in my opinion, therefore Corporate Revenues cannot increase and profits has to either stabilize as the max Corporate Tax breaks levels off.Really, only one way to go.I am anticipating the decline to last for a while.As an Trader, however, I will eventually buy long term growth stocks but also hedge it with PUTs in case I get in a bit too early.My friends and relatives are ecstatic as they probably saved a decline in their net worth by as much as a $1 Million.BTW, there is an old saying, "It is easier to make the 1st Million than it is to keep the 1st Million."

Hello, I'm an investor looking for a broker to hang a realtor license in Houston, TX.  

You just have to grind it out and find ways to contact sellers directly like any broker would do (direct mail, cold calling, etc).

Take land purchase, legal costs, expected rent, tenant improvements, any leasing commissions paid to broker, etc. and find out cap rate you want.

If not, have you considered maybe getting a job in the real estate field, like as a mortgage broker or loan officer? 

Your best advice will probably come from your broker

@David Carte I'd be glad to talk, I'm a real estate broker here, and have bought and renovated over 150 properties in Montgomery from C+ to A class over the last three years. 

I am a seasoned investor/RE Broker from NJ.