Most people really don't understand this fact (myself include prior to moving here) and it can trip you up if you don't have reliable "boots on the ground" or a thorough understanding of neighborhoods and blocks.

Also would you focus on a specific target market you are familiar with and know the comps like the back of your hand and have boots on the ground ?

Here’s what I’ve seen work well:Furniture Purchase:If the furniture fits the vibe you’re going for and is in good shape, buying it can definitely help you hit the ground running.

I am extremely gung-ho to have boots and the ground and gain more knowledge by the day.I am curious, as an agent who has been licensed for a few years, sold a few homes, but is coming back from hiatus, does anyone have any advice on where to begin?

But just hating on wholesaling in a wholesaling forum is so unbelievably pointless. its not dead per se  but it is starting to be regulated as it should.. oregon just passed their version. where to wholesale you now need a license and over site by the RE commission.. along with criminal back ground and a BOND.. and as we know not everyone can pass either of those with the bond being the tough one if you have bad credit your not getting a bond.

If it is a normal occurrence I would be concerned, connect with local boots on the ground before doing anything out of emotion. 

Just to name a few: Borrower's Experience FICO Loan Amount Loan Type being sought: Perm (30 yr ams), Bridge (12-36mo I/O), Rehab (12-36mo I/O), Ground Up (12-60mo I/O) Property Type (1-4 unit, 5+ MF, Warehouse/industrial, Hospitality etc)If you have a specific deal in mind, then you can have a lender (or broker) look at it and give you a better idea.

After every negotiation, reflect on what went well and what could be improved.Negotiation isn’t about “winning” at the expense of the other party—it’s about finding common ground where both sides feel satisfied.

Is getting a $500 above ground pool worth it? 

You don't have to have water & sewer lines in the ground to approach a homebuilder company but you will have to have lots and layout drawn to get any type of commitment.