Toby - getting your license for self representation of you're planning on doing a lot of deals is a good option.1) You have to hang your license with a broker unless you have a brokers license.

I work in WA, not IL.Sounds like similar facts - you need to be licensed if you are going to manage other folks' property.Here, you need to hang your license under a managing broker until you can get your managing brokers license, as brokers can't touch money and do a few other things legally.If it's like WA, you will have to hang your license under a managing broker at a brokerage, and coordinate deposits, contracts, fees with them.If that is the case, ask some brokerages that will allow you to hang your license under them for minimal fees in order to be compliant.

We refinished Floors, New paint on all walls and ceilings, new light fixtures, rebuilt entire back deck, painted entire exterior, trimmed large oak trees where branches were hanging over the roof.

Normal wear and tear would be a few small nail holes for hanging artwork, a clock, etc.

Please reach out and I can let you know the terms to hang your license with me. 

Quote from @Hillary Buckingham: I’m a newly licensed real estate agent, but I haven’t chosen a brokerage to hang my license with yet.

@Dustin Sanders Unfortunately, I will be shocked if you find this.  20% down is hanging on by a thread based on where rates are at and the general anxiety over declining real estate values.  20% down is the minimum I'm seeing. 

I’ve been managing commercial real estate for about 10 years and want to start investing in real estate.Outside of real estate, I enjoy golf, live music, hanging out with friends and familyExcited to learn and connect with you all!

I have since done the demo work to remove the paneling and replace / add insulation and the new electric work is now hanging in place in "old work" electrical boxes.

I can't see what you would need a course to teach you that you can't learn by reading 30 Day Stay; listening to the BP podcast episodes with Sarah Weaver, Zeona McIntyre, and Jesse Vasquez; and hanging out in MTR forums/Facebook groups.