Inspections and due diligence are necessary and good, but the real scope of work is discovered after you start.

The ARV should be higher than what you have in it and that will be discovered by an Appraiser during the process.

Financial institutions have long looked at the money that comes from RE transactions and feel that they don't make enough of it and have made attempts via legislation to move into the domain of Realtors but the NAR has successfully lobbied to stop them.

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I discovered this AFTER I bought my first rental, and was emotionally crushed

This may be easier with hard money as it is more institutional.

Are you referring to institutional lenders?

If the lender discovers "a deficiency" in the appraisal that is not resolved by the appraiser, then the lender can order a 2nd valuation.

I have discovered in the past few years the most valuable skill is the ability to find a deal.

There plenty of other opportunities elsewhere, my clients are involved in institutional grade properties across the country.