I would recommend spending a few months looking a couple hundred properties (one per day, for example) -- practice building SOWs for those properties and you'll start to see patterns and commonalities. 

Generally if you establish a pattern of flipping, you will need to report your sales as inventory subject to SE tax.

For a more extensive one, I schedule a 2nd consultation at Lowes and pick out carpet style and color, what type of laminate planks to use, tile backsplash styles, colors and patterns for kitchen and bathroom, door styles, trim styles, faucet fixtures, shower glass door, toilet style, fireplace brick paint choices, etc.One thing to be careful with a designer is that they will tend to take you way over budget.

This is why I prefer multifamily.However if you have 20 SFRs you start to see the same pattern.  

You seem determined so here is what I would do in your position, just some suggestions of things that have worked for me and might work for you too:1. sit down and compile a list of all your debt and all your assets. 2. make a list of the decisions and behavior patterns that caused you to be in debt. 

Nothing exotic (odd patterns, etc.   

@Lenny Smith you can only make 3 day trades a week before being flagged as a pattern day trader which puts the $25k restriction in place, the account probably lets you open it with as little as $400 but they are expecting you to do buy and hold investing.  

As far as the market goes, this would just change the philosophy into a hold pattern until the market recovered.

I think at least early in the week that is likely again, though temps may cool enough late next week that the pattern finally changes.

Plan for the bad days, but take the calculated risk and contain the down side. 2)Cash/Time/Expertise => Raw materials for success in RE / Up to us to mix the ingredients to get desired end result3) Notice the patterns / Create systems / If we cant explain the rationale of how we made a profit on a deal, then it was not investing but simply fluke.