I'm attending classes to obtain my real estate license with the goal of being an investor focused agent. 

The alternative is to obtain a good education from conventional sources, like a $350 course at a real estate school, or buying a $35 real estate book that agents learn from or reading on sites that teach real estate before how to use techniques that are all based on basic functions.

If the occupant is not the owner you may not obtain possession until 90 days have passed from sale.  

I know in regards to taxes rentals have write offs where flips can obtain a lot of taxes.

If you can't open the credit, try to get a partner who believes in the deal and can obtain the credit.

I think it does,  but it seems like there are ways of getting into the business without obtaining a license,  which I wasn't aware of.  

NOTICE: If Landlord fails to repair a condition that materially affects the physical health or safety of an ordinary tenant as required by this lease or the Property Code, Tenant may be entitled to exercise remedies under §92.056 and §92.0561 of the Property Code.span>If Tenant follows the procedures under those sections, the following remedies may be available to Tenant: (1) terminate the lease and obtain an appropriate refund under §92.056(f); (2) have the condition repaired or remedied according to §92.0561; (3) deduct from the rent the cost of the repair or remedy according to §92.0561; and (4) obtain judicial remedies according to §92.0563.

Are you investing to obtain the property or for the 20% penalty?

We have gone through the exercise of underwriting seven properties - working on the 8th - in the past 14-months, it is just too much a waste of time to have to pull hens teeth to obtain the information necessary to fully analyze a property.    

I am also a rookie investor from Texas,  I currently have four rental properties that I have obtained all with loans from a local bank at a rate of one property per year.