It's been confirmed countless times, certified and undenied, yet no explanation what so ever.

I have invested several years, $10,000s into education and read countless books.

So I have looked been looking all over the net for the answer to this, have watched 2 webinars, read countless articles, and they all say the same thing!

If you're looking to learn, go to a meetup website and join the countless free/cheap groups in San Antonio, you'll get much more bang for your buck.

It took me months to investigate these neighborhoods, walking dozens of houses , talking to neighbors , countless hours o driving and people expect you to write a handbook on how to invest in an inner-city for the convenience of their wallet.

I have read countless posts and articles about finding a mentor, which state that it has to be a give and take relationship and I completely agree.

I would recommend visiting meetup.com if you are not already a part of it, because there is a countless number of real estate investment clubs that you can join in order to network with other investors. 

But FYI I've been licences for about 7 years now and have done countless closings as buyer/seller principle 

Between me and my partner we have been in the real estate industry for over 25 years and between us we have completed more than 1500 transactions and participated in countless more, we are both strong advocates for specialization. 

There are also countless YouTube videos, podcasts, etc., that will help you learn what it's all about.