I'll leave you with a quote I have modified just for you today:'Tis better to be thought of as an arrogant *** than to open your mouth and remove all doubt.'    

If you know you're right, you're gonna have to put money where your mouth is. 

The way you navigate this is with an inspection contingency & keeping your mouth shut about being an investor.

You will find a lot of your team members at these meetings that will be willing to help you but you have to open your mouth and let them know.

Some day, after you've done a couple of flips, your best friend will take notice and realize that you put your money where your mouth is.

You know they are not comprehending the words coming out of your mouth because they are preoccupied.

However, you have to be willing to put your money where your mouth is. 

Just get out there and start adulting with your mouth.

I've accepted that it's virtually impossible with the amount of effort that I put in and that's ok for me.Don't want to put words in your mouth John so please correct me if I'm misinterpreting.

Those will give you sleepless nights and cause bile to burble up in your mouth when you write checks.You can take some gambles when you have a deep enough portfolio to support the misses, but when you're starting out, you really need that first one to be right, even if it means biding your time and continuing to build your war chest.The worst deal I've done recently was one where I convinced myself that I could make the numbers work rather than waiting for a better deal to come along.