Never feels good, probably never what anyone estimated, but that is the life of a CRE these days. 

I am usually using 20-30 basis points per year in my modeling, as I feel we are very inflated in our pricing.  

However, I feel this won’t be for another few years and I want to start building my portfolio sooner rather than later.

Do existing mortgages get wiped out?

At a larger scale though I'd maybe feel differently.

However, if you feel uncomfortable supplying it and they insist, then walk down the block to the next brokerage.

Feel free to send me a DM. 

I know several in the Pensacola area so feel free to DM me if you need some contacts.  

Once you feel you've built a strong team with your first property, I would start buying more aggressively and taking on bigger projects.

I've always seen having a license as a benefit.  1) It gives you multiple strategies when meeting with a seller.  2) I always tell the seller when I disclose that I am licenses that this gives them the ability to not only use the court of law if they feel I do something wrong, but they an also submit a complaint to the licensing board.