Others try to short-cut the process and overpay. 

Most people ask basically the same questions and you can pre-write responses and create ‘shortcuts’ in your phone to quickly and efficiently answer and narrow down these responses to legitimate buyers.

I'm not looking for a shortcut, or a GRQ scheme, no bootcamps or overpriced seminars.

Stop looking for shortcuts, some magical software that will generate leads for you or.. what ever.The best skill to have in this business is getting off market leads.

Shortcuts are for those already rich or the very lucky.Sadly, you're not alone.

It will definitely shortcut your learning curve by years and leverage relations with brokers.

If that is really what you want, either save up and buy a decent one or suck up the commute knowing the end goal is to build wealth and there are rarely shortcuts, only sacrifices to get started!!

Don't risk it--get good insurance and get good legal advice--and don't take any shortcuts.

Problem solved ... why does everyone insist on short cutting important steps to try to get rich quick?

Everyone who has commented above has echoed the suggestions I receive from contractors, and it would appear that there is no short cut, but to just plan properly with an inspector, a good architect and builder, and a nice zoning officer or HPC (Historic Preservation Commitee).