A cash offer does not simply mean you are not using bank funds.

I often feel in over my head simply because what I know now is just a drop in the bucket.

Simply. included inspection within 2 weeks for approval and or partner approval.

That's not the case across the board and it may simply be an issue where the association isn't aggressive enough in collecting past due balances but I've found that not to be the case most of the time.  

This marks the 4th property in just over 2 years.So I have been going back and forth on getting my license simply because using an agent seemed redundant especially since I was the one finding properties, she would never send me potential places.

But don't discount the opportunities also to either convert investment property to primary residence or to simply  use the deferred tax dollars for your own returns throughout your living life.The primary residence conversion benefit has received a hair cut in recent years but there is still significant opportunity to eliminate a lot of tax in that method.Doing an amortization can show you the benefit of keeping the tax and using it for your benefit in the same manner as a traditional IRA lets you compound your return pretax using the tax dollars.  

They can simply release you to assign the contract.You can also use options and assign the option, no harm no foul there. 

If you are willing to part with the functionality of the form letter (e.g. inserting names and addresses) I have seen people simply handwrite a letter, keep it very general, and just make copies of that.

I simply keep listening to the BP podcasts.

Also, the lender is simply Not approving the sale, with you receiving the commission.