However, one thing is certain, if you are going to gamble, Las Vegas is ironically a good place to do it.

High rates of return are addictive and there is a fine line between investing and gambling.   

It can't/shouldn't - unless you have a partner you really trust or want to gamble. 

Lease 2 own exit is a gamble as an exit strategy too. 

I'm currently a Personal Trainer and Sports Nutrition Specialist, but have just recently started flipping houses, as well as building a fitness boot camp and diet coaching business, to generate additional cash to put into buying more properties. 

I think it will coincide in many locations but commercial is another sport so we shall see.

This is like asking a casino-paid gambling consultant to help you beat the house - it's a conflict of interest as few buyers agents (who are also paid on commission) are truly motivated to negotiate themselves to a smaller sales commission.

Speculators buy without a positive return relying on historic appreciation records to support their gamble. 

Here's a novel suggestion, get in the business just as you would any other business.Let's say you really wanted to get in the ice cream business or sporting goods, what would you do first, go buy such a business and then learn how to operate it, or would you learn the industry, understand the value and operations, then go buy a business?

The difference between 2005 and now, is that back in 2005 deals were bought at a massive negative amortization, as you stated and they were purchased solely as a gamble for appreciation.