Purchase price: $95,000 Cash invested: $60,000 Purchased this 3/1 at the beginning of COVID when there was excessive supply and not many buyers.

This seems excessive to me. 1-2 inspections a year.

In fact, the only reason I wanted the license was to remove the typical 6 percent you have to pay when selling a home (but because I am planning on never selling my rentals, unless it seems like the ideal situation, I’m starting to loose interest in obtaining my license).

Joseph,Assuming your investment location is near Baton Rouge, LA, and the limited number of carriers wanting to write coverage in Southern Louisiana, you need to find an strong independent agency with access to many different carriers (especially those with access to multiple excess & surplus lines carriers). 

It's common practice for flooring contractors to leave excess material with the homeowner for this exact reason. 

Most brokers who are posting on linkedin are recruiting for their firm and the "qualifications" are very loose guidelines since you will be working on a commission only basis at most real estate brokerages rather than on a salary they will take most agents that have an interest in joining their firm regardless of "qualifications". 

The payments in excess of loan repayments are "Other Expenses". 

@Andrew Thomas That's a lot to unpack but I see some red flags in your post after loosely reading it. 

To follow up on this - I agree with what is said above with the caveat, does your friend have something of value equal to, or in excess, of the loan amount?

Offer what you can afford, I assume there will be a grace period where you can back-off the deal, except loosing some or all earnest money, etc.