And move outs  or evictions because of any lack of cooperation in signing leases after COE expensive!! 

The class I took was lacking, and I'd like to make sure I'm all set for the test (not to mention being an agent).Thanks!

I hear many say it's hard to start early because of lack of life experience and money.

I run a web design agency.

However I worry that I am missing out on good cashflow properties because I simply lack the information needed to formulate a good evaluation.  

I'd contacted an insurance agency about a few properties in my target area and they'd given me quotes right around the 100 a month mark.

When I started buying MH's in resident owned park communities or on private land and reselling them I obtained my RE brokers license once again because of the volume I was doing.I've been a developer by default as when I do purchase a lot/parcel and replace an old home with a new one or purchase an empty lot/s and develop them out I either sell them or keep them in my rental inventory.I've been dealing in distressed MH & site/stick built properties for 20 years and do a combination of all the above so I think it prudent to keep all my licenses and qualifications current and in good standing.Lastly, I've been a construction defect, park management/owner harassment, drainage and fraud expert witness, Industry expert for the California State License Board, consumer advocate at large for various TV, Radio and printed media outlets as well as a forenencis expert and consultant for myriad state attorney's general, district attorneys offices, county, state and federal agencies for over 20 years.

It's when the agent ventures into the wholesaling, "creative" investing/assigning, etc. where the lines can get blurred between agent/investor, a potential agency relationship with sellers/buyers where agent has no intention of acting as an "agent".  

I have an action plan that makes sense in my head, but do lack the "know-how" and connections to make it happen in the proper fashion - without going bankrupt and living on the street with my two sons.I want to live by your credo!  

My problem with new wholesalers is their lack of follow through after I have invested valuable time telling them specifics about what I am looking for.