I got my license 4 years ago and I do see the downside as an agent-investor during prospecting.  

Colorado is a caveat emptor state/ buyer beware that means buyer must do their due diligence prior to purchasing.

Found T&H realty services to be pretty interesting as they provide both buyer brokerage service (to help me find deals) as well as do property management i.e. they are not full turnkey provider necessarily, but reduces some of the hassle for me I guess as an out of state investor. 

Unlike seasoned investors or repeat homebuyers who understand how to move quickly, many younger buyers approach the process with caution, often leading to missed opportunities.Why Gen Z Is Struggling to Keep UpOne of the key reasons Gen Z buyers are struggling is delayed decision-making.

There is no ability to set execution date to the future.The 90 day rule starts from the date the current deed was recorded to the date the contract with FHA buyer is signed.

I just don't want to start working with a realtor and waste time and end up with no real solid prospects for buying.

But what separates the top investors and house buyers from those who quit?

Don’t be one of them.There were different ways that potential buyers wasted my time.

Does anyone have any recommendations of first time home buyer grants or down payment assistance programs for New York State?

There are some posts many years ago about MSHB I'd like to know if anyone is buying any investment properties from them recently and your overall experience with Mid South Home Buyers.