Only because the money is so cheap to get right now. 

You have a great foundation to start at your age, don't rush out of the job that is so specialized and does so well.

As far as out of state referrals, if you are licensed in one state, you can get a referral fee in another state.

A lot of us are “solopreneurs” fighting the real estate war in the front lines and sometimes it feels like literally you will go as far as your mind can take so what are your tips and tricks to push forward when the journey feels steep and things don't go your way?

Great way to make connections and see what is going on in that community.As far as maximizing BP to learn - set up your keyword alerts under settings and you can also par-take in several podcasts and educational references here as well that can be specific to your market.Don't be afraid to ask questions and always make sure to check references for anyone you add to your team - licensed and insured!!

As far as I know, houses here are appreciated like crazy and forecast to reach higher. 

As far as the proposal to the bank question, I personally would let an experienced mortgage broker do the work for me in getting a loan - there's no cost to use a residential mortgage broker as they get paid by the lender. 

As far as questions you can get a pretty good picture from:1) are utilities all separated?  

As far as can you get more rent from them, Bigger Pockets has some great state forums and usually there are good locals that monitor those.

Depending on where you plan on investing, 13k won’t get you very far as far as holding a flip.