I guess what I am asking for is advice on what someone of my age could do right now to start getting into the industry.

i watch tons and tons of videos about flipping but they just mention the contract but never say where to get it from. 

anyone over the age of 18 must fill out a.n application no matter what!

And no offense, but you keep mentioning your attorney husband has never heard of a penalty for usury.

Property sold at auction may contain liens or other encumbrances that are not mentioned within the case file.

No major cracking or other warning signs that I could see, there are tenants safely living in the house, and the TISH was pretty clean (although it did mention the sloping floors). 

Most local banks will quote you high 5% rates, with 5 years balloon and 20 years amortization (depending on the property age and location).Agency debt is more competitive but more often then not the loan balance need to be over $1million.

As @Brie Schmidt and @John Warren mentioned you can take 1/4th of the gain from that property tax free. 

I had to get the names and ages of any school age children moving in.

@Kevin Phu a factor not mentioned yet is cash reserves.