I am complaining on the BBB's website and know that the BBB has little to no "teeth" but it feels empowering AND it will WARN OTHERS to not do business with this guy if they spend the time looking into his background.  

Both directed at me, and directed at consumers.Loan originators saying "omg this post-2020 non-qm product lineup is super great, I made multiple dreams come true this month, and lots of people are happy with me right now (and do not hate me for very slooooowly over 75 days pulling their teeth without pain killers)!!!"

Personally, I think the "trick" is to find a market that is worthwhile that not everyone has sunk their teeth into yet, which is what I am looking for myself, with minimal success so far.Regardless of the route you take, I wish you the best of luck on your REI journey!

He said the rebar still looks in good shape, needs to have the rust removed and painted with enamel paint or something.

You grit your teeth for a few days, add another layer of clothing - survive it, and continue on with life as before. 

Perhaps a condo in a rental friendly HOA, nearby your current neighborhood that you can self manage to cut your teeth..

And eager to sink my teeth into the hospitality.  

If you can buy a 10-12 cap thats close by, you can likely learn from your PM and cut your teeth without losing any money.

If you are getting your license to learn a little more the classes do not give those tools, the real life work and deals give you that ability to cut your teeth. 

And the Uber expensive but goes over oil based paint Emersld urathane trim enamel, it's latex little smell but emerald is $100 / gal without a discount..