You can find properties by driving for dollars, mailing owners, getting lists of code violation, evictions, property management companies, networking, etc but the most effective method is cold calling the owners directly.

It's an alternative but VERY effective form of house hacking.

Perhaps tips on dealing with transactional funding on how best to use it ?

I did the real estate work for the transaction at no cost, and as a result, were able to purchase the property under market value.

If I don't do any transaction (b/c I cant win any clients ) after I get my license, can I deduct my 1.5-2k dues as QBD tax loss ?

If you plan to spend six figures or more on a single transaction, it is best to go into it with the best knowledge and information to get the best deal possible.

A professional letter written on company letterhead is way more effective when dealing with commercial and multifamily owners as they are usually investors themselves.

That low priced Midwestern property is not low GRM directly because of location & demand, but a secondary effect because of the low prices those cause.

Of course not everything is preventable but at least I did my part in a big transaction.

But that's the laws where I live and your mileage may vary.If I wanted the change to go into effect immediately, I would need the tenant to agree with and sign the lease amendment.