Getting the information takes time and experience but once you have it you'll be light years ahead of others who are just starting out. 

You can learn from someone one step ahead of you and then do business together.I'm sure there are plenty of mentors you could pay substantial money to to gain knowledge and know how but i doubt it could replace actual relationships that are pertinent to your market and current business.

You have a head full of ideas, and that is a good thing.

It may even take a 3-5 years to get cash flow positive but if during that time it is cheaper to own monthly, than pay rent, you are way ahead.  

Starting out in real estate can be overwhelming, but with your background in flips, creative financing, and the Pace Morby community, you’re already ahead of the game.

You're already ahead by putting yourself out there.

While that's certainly not ideal, my leverage was low to start with and my loan maturities were ten years so I have staying power to sell into a better market.Looking ahead, anything I'd buy would have to cash flow out of the gate in a higher-rate climate. 

They have a formula based on the property and its features as well as the tenant's income and expenses. 

If you conclude the leverage is so good that everyone comes out ahead that's fine but if you are only able to originate hard money debt that may be viewed as a red flag by investors who will question your experience and borrowing strength.

I tip my hat to you because you are way ahead of many of your peers.