And then maybe do some flip deals once we have easier access to money. 

You have MLS access so you can see what is on the market.Also you do mention that agents have given up on you after sending you a number of listings that did not work.  

Do you have immediate access to funds if we brought you the perfect deal?

For me, when I got started it was a) access to cheap private capital (family & friends), b) a willingness to house hack and live with roommates, c) location in a city with a cheap real estate inventory, and d) a friend who was also investing and could help me with some contractor contacts.Yours will be different, for example maybe you know a certain area of the city very well and can recognize underpriced MLS properties, or you have the time to send out direct mail and take phone calls, or you have the temperament to knock on doors of potential sellers, or you are very handy and can save money on the rehab, or you have a very long-term investment horizon so you can buy in marginal areas, or you love networking and can convince someone to JV a deal... you get the idea.  

You can't be held responsible for what THEY decide to do.I wouldn't deny access to the house though.  

That sounds like a great plan for us.I am going to get my real estate lisence, to have access to the MLS.  

I would use a broker, as they have access to multiple insurance companies, rather than going to a single agent that represents a single insurance line (like Farmers).Andy

you are going to have to get access to the property and have some one help you estimate the repairs. 

The "personal gain" for your Realtor in introducing you to a preferred lending partner is likely to be limited to transaction comfort and accessibility  as well as referrals to other buyers/sellers. 

I would get it under an option contract subject to you having access and doing more due diligence.