I was wondering if any of the experienced Park operators on BP would be willing to share any of their operating documents or direct me to a place that would have great templates (that don’t cost $500-$5000).

It's a 5BR 2.5bath unit for what it's worth.I've reviewed the ultimate guide to tenant screening, but that is focused on renting to a single person / family. 

If you do not want to sacrifice going outside of your desired area then maybe you can get 1.0-1.5% but you will have to be willing, ready and able to act very quickly when those deals come up because as you are probably experiencing they do not come available much the smaller the area you are looking. 

Just saying what I've heard and experienced. 

do check on turnkey reviews and see if there are any posts about them or reviews.. 

If you only want to obtain your license to know more about real estate then perhaps it is not worth the effort as you could learn by just working with an experienced realtor and paying professionals for their time when you have a specific question. 

I have a basic strategy I would like to run by some of you more experienced REIs:To find the best Real Estate Agents with an investor mindset, talk to many lenders (Mortgage company, private hard money lenders, banks, etc) and ask for their referrals, or whose name they see the most in their paperworkTo find the best Real Estate Lenders, talk to many Real Estate Agents and ask for referrals for REI Lenders.I will be going in to banks and real estate agencies to start interviewing these lenders and RE Agents, and I was wondering, what questions would you ask a real estate lender?

How have you experienced investors find and develop cost effective relationships with industry professionals to establish your long lasted business/my empire?

Maybe a state's attorney that didn't have anything better to do might go after a wholesaler, particularly if a bunch of realtors got their shorts in a knot and pressed the state's attorney over their lost commissions going to unlicensed wholesalers, but that would more likely go into a licensing review board that would impose civil penalties.

For experienced investors this seems like not a great deal since I'd be funding the whole thing - but then again I don't have the time or knowledge to go out and do that.