The countless examples of mistakes to avoid are among the book's most important features.What books do you recommend?

To move to the specific cash flow question:I see countless investors talking about buying a cash flow property.

Our plumber and two master plumbers spent countless hours and days on this over an 8 month period and charged us very little even they ended up doing an incredible amount of work.  

There are countless other reasons but think of the number of newbies that have saved $10K.

I'm working tirelessly to get my first syndication deal completed and under my belt, and I've devoted countless hours to prepare myself to be able to get this done.

Ryan's example and countless others is why I mainly only take commercial listings.I have a few buyers I work closely with on the commercial side.Investors want to guarantee they get the deal and I want the commission check.Being listed if 10 offers come in and one is selected and closes I get paid.If the buyer has an agent they get paid.The other 9 get to start the process all over again with no money in the pocket.This why I mainly list and market commercial properties instead of running all over creation with buyers.Now if a buyer is honest,buys volume,and wants a deal (but is realistic and not looking for the steal of the century) then they may be worth working with.Whether you are a seasoned investor or a broker/agent who has been in the game for awhile you value maximum returns based on TIME and MONEY.You put in effort to learn how to decrease energy and time in and increase returns.I think it depends also on commercial and residential.I see the mindset of many investors with buying houses that they want agents to work 24/7.I understand because many might work full time jobs and that's the only time they have to do something.On the commercial side I find the mindset is totally different.Business hours and most don't expect to call you after 6 and not usually on the weekends.If a broker/agent works residential then they should expect the hours to be crazy because of the variables involved.

Please dont preach about bashing newbies because there countless I have and am helping currently.

There are countless individuals who make millions in a much shorter or similar time frame, so I feel as though I'm barely grazing the surface of what some consider to be a lofty goal.  

Getting your first rehab project will require you to create a SOW, talk to contractors, compare and review bid proposals, review budgets, & make countless trips to Home Depot.You will inevitably make mistakes and underestimate things, but you will learn 90% of what you know by just doing your first rehab!

I ask this of all the SEASONED vets in the game, I know this a dog eat dog game but I (and countless others) love it.