I'm not sure about your local Coldwell Banker in MN but ours here has a part-time agent program with discounted desk fees and training geared toward part-timers. 

Should you go get some proper training and start to think about your seller?

Get the leases during the DD phase, and send them over to your pm, have him do background checks, and then have him meet with the home inspector on site. 

My career goals are to be a part of team, not a shark in shark pool, with great training and mentorship.

I have bought training and I have sold training.  

Your best bet is to find a brokerage with a great training program, hook up with an agent willing to mentor you and use you as a buyers agent or assistant etc.  

With the regulations in place now on coal and the ones still in the pipeline it will kill coal.mid winter coal trains were coming into price several times a week now its 1 once a week most time 1 every 2 weeks.

The reason is usually you can build in the cost of 25,000 to 30,000 for a full time maintenance person on site which is just as important if not more important than the full time PM on site.

The areas with access to train have pretty much been developed.

Yes, you would have to live on site for at least a year before you could rent the property and probably at least another 6 months before you could refinance.