Ive talked to countless mentors, watched countless webinars and I still have no clue.

I would also suggest watching the webinar's that Brandon Turner puts on here.  

Yeah I've been reading books, listening to podcasts, and watching youtube videos for the past few months now.

This video explains it pretty well: https://www.youtube.com/watch?

That's probably why I'm not a big fan of watching sports, though I did enjoy playing them.I just don't believe pursuing listed properties to be a good use of your time. 

A good FA is a professional watching out for your interests and can help avoid emotional mistakes (panic selling, family concerns, etc).**** An FA can add tremendous value without promising to "Beat the Market." 

I am also a beginner and I am currently working to get my first deal, and I am doing the same listening to podcasts and watching videos to educate myself.

The issue is that I bought a property that was falsely advertised and now I am watching my wonderful numbers slide into more dismal territory.  

I believe (along with quite a few other investors I've been watching) that Cornville, Camp Verde, and Cottonwood have more upside potential that the significantly appreciated markets of Flagstaff and Sedona. 

My guess is that they are watching a property they are interested in.