Or hanging out at lucky peak.

Remember what they say about putting all of your eggs in one basket.  

I'm also trying to get the hang of analyzing deals and educating myself about the process in general.

We were not feeding them, and it was so cool just to hang with them.  

If you're looking to just 'hang' your license and willing to give up support for higher checks that would be a reasonable place to go. 

just have to complete a contract writing course and send in my application for my license and then find a REI friendly office to hang my license). 

I imagine that hanging out on a beach would get old after awhile.

If using a conventional loan, these fees up front would still apply (inspection for example) and any fees your lender would have (loan origination fees etc - which is lender based, those may roll into your loan etc) This is long winded, but hang with me and I hope you'll get the best idea of why investment deals (no matter how financed) do require you to have some reserve for sure.

Hang in there.

For me, what's worked best is hanging out in places where owners hang out like REIA, conferences, so when they're selling I get first look.