The most under market tenants tend to be the one's who have been there the longest which means that those units are the most expensive to turn (but the biggest monthly gain when rents are brought up to market)You don't want to risk a mass exodus particularly in February or March.  

I am curious if there are any downsides or disadvantages to getting a real estate license as an investor?  

Seriously though, my biggest fear is if I were to finally find that great looking opportunity, I would not be able to capitalize on it due to lack of funding.

Ive also taken my biggest step so far and actually called a real estate agent about a property i was interested in to figure out its current rents and expenses!!

The only downside to your suggestion is that I'm not too confident it would work in my town.

Only downside is you can't use it on a 3 or 4 unit property.  

You don't need your partner for that, Fannie Mae (the biggest mortgage bank of them all) has billions of dollars at your disposal to lend out if you take a little 20 hour online course, pass a test, pass a background check, learn what actually matters, and find an employer.If it's not saleable and bank conforming, then almost by definition no bank will buy it.Hard money charges higher rates, in part, specifically because they can't sell the loan immediately to recoup what was invested. 

If you have access to a thermal camera you may be able to see from the inside where cold spots are and figure out a way to combat them.Windows are a big area of heat loss too, if they are old that might be the biggest problem.

No hard feelings there, as I'm sure I'm not the biggest fish in his pond.I'd like to find someone Mpls area that are specific to representing buyers, looking to find a deal for a flip.  

6 million of that goes to affordable housing in nashville, the biggest contributor to affordable housing.