So, I think you are on the right track by seeking education, but also wanting to stay local.

You're on BP, probably listening to podcasts, and doing other educational things like that, which is great.

Hi Steve, this is a great place for education and networking!  

The base education advisor might know the answer too.I'm not the the DMV area, but maybe you can set up some keyword alerts here in the forums, to help you make local connections.  

By being formally trained and educated in the space, agents understand the nuisances of theses practices and know how to successfully execute to qualify the tenants without causing any harm to their landlord client. 

Good luck and get educated!

This is a business that will require tons of time commitment, education, dedication, and persistence.

In canada it's corporations.4) I would educate myself on how to purchase income properties using none of my own money and no joint venture partners.

For some, in any industry, we do go into it wanting to make money, for the commission, for the life style etc and as you get out of "survival" mode and start achieving success, you start realizing that you actually make more money when "you do the right thing for people" Doing the right thing (having people's best interest, having their back, giving them options, walking them through the path and educating them on what are the pros and cons to individual investment and advising them) will yield more money in the form of : Referrals, connections, good reputation, a good track record, and yes bc of it, more commissions. 

Find a realtor who is willing to take the time to educate you, you set the expectations and who knows, the realtor may have an old / expired listing - voila!