You can screen calls, and you can add numerous numbers to your google voice number, and only give out your google voice number to the tenants so they never have your personal number. 

Also if owning property there are numerous little things that need to be purchased that going through normal channels is at the very least awkward.

.-  On a $40K purchase, that's a 33% cap rate.Looks like you have a lot of margin for error in those numbers and it's likely still a great deal.As for highest-and-best use, you'd have to run the specific numbers for the various scenarios (divide and rent vs. single tenant) and see what the numbers say...

There have been numerous blog articles on setting goals over the years and performing a simple search on "setting goals" will give you a ton of info to get you started.  

I am looking into getting a license but don't want to delay the next two properties I hope to close this year.You would think with the public threads like this one that show up every couple of months that numerous realtors would be posting that they are investor friendly.

While they haven't correlated exactly, as an entrepreneur I have been good at filling the blanks with trial and error :)

That gives backup-often error checking.

Why mess around with your none binding LOI if they are getting numerous other offers on state approved contract forms?

I am just starting my educational process with regards to real estate investing and as I listen to numerous podcasts the topic of mentors is consistent. 

And remember your broker carries errors and omissions insurance which canbe an incentive for an unscrupulous buyer or seller to file a lawsuit if a deal goes sideway.