But keep in mind that any industry with as much commission up for grabs as real estate is not a place you will find success without seriously competing.Best way to get started is to get licensed and get to learning, don't expect to be able to support yourself off of sales in the beginning.

If you've received a (Warranty) deed, then you already own the property exclusively. 

I truly believe that great agents are valuable for anyone; however, with the barrier to entry in the industry so low the "average" is pulled down quite a bit.

You've come to the right place for advice and industry information. 

I know this side of the industry well and I'm aware that many companies are charging upwards of 7% for the same exact product.  

You wouldn't want to buy into an area that is declining rapidly where the tenant quality is decreasing along with the area.Bureau of Labor Statistics: Current Employment Statistics (CES)The Current Employment Statistics (CES) program produces detailed industry estimates of employment, hours, and earnings of workers on payrolls every month.

So while I’m new to the industry, I think I’ve got the right systems in place to sustain my new real estate ambitions. 

There are many lenders that will fund 100% of the rehab with up to 90% of the purchase price without JV. 12% is not reasonable and 4 points are definitely not industry standard. 

I have been employed in the service industry and have done freelance work the past two years.

Typically, that commitment goes both ways, I'm not going to do much work for an investor that I don't have an exclusive agreement signed with.