But my understanding is that it's a numbers game.

If that's the case and you aren't viewing more properties in person than you are making spreadsheets on, you are destined for analysis paralysis.Spreadsheets can only tell you estimations based on numbers given to you online or by a real estate agent whose job is to sell the property.

Everything else is just mind games.

U can have zero experience and just need a few bucks and a  good credit score and you can buy a home to live in or a rental.. but not development deals.. different ball game

The other half of the accounting records is coming from online purchases, utility payments, etc etc where they are sending you an email. 

The difference is night and day between using someone you find online or in a search vs a personal referral. 

It's good to hear that you want to play the long-term hold game as that is how you'll ultimately build equity.  

To find a home inspector, you can look online via homeadvisor or thumbtack. 

Online Facebook groups can be fruitfulOnce you find a property things tend to move fast so have a good contractor available to help you estimate repairs. 

Offered $20k over asking within a week of it coming online.