It similar as the difference between a general medical practitioner and a brain surgeon .

As you take action (other than spending a bunch of time working on business plans that involve you being a heart surgeon, dentist, & dog breeder) you'll figure out what's working & what isn't. 

You are going to need to reconstruct the T12.

When a doctor trains to be a brain surgeon they learn a lot of stuff.

Another interesting thing to throw in here is that I used to have a good friend of mine, she was a tat artist, that would do cover-up tats for women that had been physically assaulted in domestic violence, so they would never have to look at the scar their abuser put on them OR to reconstruct their face from being attacked.

Then they would take my renovation or reconstruction budget and appraise the property as if I've already done the work and they'll loan me some percentage of that appraised value. 

That grad student starting out who has little credit, but who's father is a surgeon and would guarantee rents may not even call you!

Her father was a brain surgeon (seriously) who bought a lot of property in Madison County near the lakes when there was basically nothing there.

Our convention center downtown is under reconstruction/renovation.

Imagine a surgeon...We have no idea whether this agent does this all the time.Barring any extenuating circumstances that none of us are currently aware of on the agent’s side: at worst - if he had no intention to perform from the beginning - it’s fraud; at best, it’s still a type of theft/embezzlement.