The only way to practice real estate without a license is if you are acting in a FSBO capacity. 

This will give you lots of practice at running numbers and finding deals and building your team as you are practicing, reducing your debt, and saving up some operating cash.

I was talking to a broker who represents dollar tree to offer this property to them and if they are interested approach Pier one to take over the lease, seems a good idea but not very practical and easy to happen.

For example, a Roofing contractor should be able to quote you a rough price over the phone with some basic information (size of roof, slope of roof, type of roof, etc.)...Put your spreadsheet to work and start practicing estimating and analyzing deals. 

In the flipping scenario, the flipper is likely adding value by cleaning up, rehabbing, and marketing the property, and simultaneously is relieving the seller of his/her problem (the need to sell the house).

This presented a problem as the bank didn’t like the idea of me simultaneously financing another property, so I hurried the process and delayed the third from going to the bank.

However, in practically every jurisdiction, you are not forced to belong to the S8 program.

For me, diversity in multifamily asset class would be nice in theory, but in practice it is way, way downstream of finding decent deals. 

Disclaimer: While I’m an attorney licensed to practice in PA, I’m not your attorney.

Talk to all the sellers you can, even if you don't plan to buy, because you need to practice a lot to get good.