But yeah I'm leaning towards if I do this trying to join a really established team as I know a good amount of agents.

You can never know enough, and the more research you do, the more likely you are to discover any issues BEFORE you start a business partnership– Get professional advice on how to set up a partnership agreementIt might be more expensive to have a professional and well established law firm help you with your Partnership agreement, but it will save you time and money down the road in the case of any disagreements.

It's a 4 bedroom 3 bath split level with .40 acres that backs up to a creek and a trail in a pretty nice well established area.

I like the suggestion of establishing some ground rules for questions/consulting in addition to the return fee. 

Of course, you can never wait until you have everything, but it seems like there is significantly less one has to work with before starting real estate investing, making one's attempt feel more like a gamble than a calculated risk....Or is there?

If a Conservatorship has been established, it is either for the person's caregiving, or their estate (money matters) or both.

The other is gamble on the open market and maybe get $85k. 

My spouse, Katie, and I love Lincoln and this neighborhood particularly: the charming brick street, the well-established oak trees, the friendliness of the neighbors, and the proximity to wonderful businesses.

I've done cash-out refis from one house to buy another, and also done HELOCs on rental houses to establish lines of credit for purchases. 

Gamble / Play the lottery3.