This makes it difficult for them to reject and will buy you some time to make conversation.

Although, for your current situation you won't have the time to get your license by the time this deal closes...But, another option that may be possible is if the seller agrees to directly pay you outside of escrow for essentially a finder's fee.

I don't have a lot of time to listen to podcasts, and it got to be too much trying to decide which one to watch.

Most people don't do them because they take a lot of time and effort - and hence those who do it are usually rewarded.

A second on a low levered property that's been owned for some time....ok I can believe that but a 2nd on a 100% levered property at time of acquisition....good luck.

I'm also a big fan of live in flips. 

This is really extreme for such a tight time frame... and cost us about $45,000 in capital expenditures.  

Over this time we have submitted 3 cash offers on homes.

I had professional pool maintenance over the years, but that is not your only cost.

Your big number you want to look at first is Project Cost/ARV and get a %.