These structures put you directly in control of plan funds and investment execution, and will be vastly more efficient in terms of time, paperwork, and expense than having a 3rd party custodian act as a processing agency.

In order to keep the license, I will need to hang it with an agency, take some classes, and pay a fee.

My debt-to-income, as you can imagine, won't allow for it because well since I don't have rental income yet then it's a risk mainstream banks won't take.  

I am an Individual Landlord that doesn't report anything to Credit Agency.

. she lives with her folks so she’s not paying rent, her student loan is about $70k HOWEVER when she went to apply for a mortgage she was denied due to her job not being considered permanent and through an agency so she was considered temporary.

For agency loans (Conventional/FHA/VA/USDA) you CANNOT use borrowed funds, EVER. 

I have messaged 15+ agents, a few lawyers and most recently and best is a agency that takes your legal inquires to the best attorney for your case.

I’m doing a bunch of elearning from my agency... what do I do after?

I've got a job at a local realtor agency, but am interested in BRRRR properties in the Memphis area.

I don't know the rules in Canada but in the U.S. most states require a PM hold an RE license because there is much to understand with regard to accounting for money belonging to others and agency rules.