From talking with a few local folks my take away is the numbers published is the very highest amount you could get and isnt always what you will get. 

It's no surprise there is a close to 90% annual fail rate in the industry. those other folks are getting paid to learn.. agents are on their own they are independent contractors cant have it both ways. :)

Just one example is the inter-corporate communication from Appraisal agencies ordering appraisals from independents, with updates as to conforming to value range adjustments which can change to the market area.

My team leader, @Avery Carl, wrote the book on STR investing, published by BP:  Short Term Rental, Long Term Wealth.  

You’re probably thinking, I don’t know this person so why should I get involved… just remember that we’d both be in the same boat, we both have to trust and respect one another, but read to the end, and learn more about me.I was born and raised in San Jose, California by my beautiful, wickedly smart and fiercely independent single mother.

Your investing selections will be influenced by the short- and long-term goals you have set for yourself, such as passive income, wealth accumulation, or financial independence.

Most financially independent, wealthy people get there through hard work, sacrifice, and time.Spend 2-3 months learning how to analyze properties, cut expenses, increase income, and save up as though your life depended on it.

I want to build financial independence through real estate investing.

Work with an independent agent that can talk through your options, shop the market, and let them quote your auto insurance as a bundle along with the property.

Take a look at BP's blog where new articles are published every day: https://www.biggerpockets.com/blog4.Check out the BP Podcasts: https://www.biggerpockets.com/podcast5.If you want to network or ask specific questions about your local market, go to your local real estate forum and connect with investors from your area: https://www.biggerpockets.com/forums/86-local-real-estate-networking6.