Instead, focus on assembling a few key people who can fill the gaps—such as a trusted agent, contractor, and local property management expert etc.

If you like the idea of a self-directed HSA like @Kaaren Hall mentioned check out providers like Accuplan and IRA Financial Trust. 

I would advise to run your exit strategy extremely conservative in this market. 

Trust your plan.

Because it takes "an expert" to explain novation, avoidance of due on sale clauses, ignorance of state foreclosure rescue statues trusts, why you don't need title reports, attorneys or reserves, and don't forget to throw in the Garn–St.

With mutual trust, your agent will be able to put more time and care into your searches, evaluating properties for you, and not having to worry if their time will all be for not.

He does a lot of webinars, zooms where you can ask questions and has people to do Trusts, etc, entity formation.

Quote from @Beau Wollens: Quote from @Corby Goade: Quote from @Beau Wollens: Hey Everyone,I am an extremely novice real estate investor looking for some advice on an opportunity I have on the table.

Get a trusted contractor to go through the walkthrough with you. 

If your gut is throwing you off I would trust that.