The investors are wasting their precious time and/or not respecting the advice from the agent.In addition to the above, there were countless investors looking to enlist agents for duties suited to an assistant or receptionist.

Ironically, RE investors crunch numbers and work spreadsheets - so why are some people dropping in a 50% divorce rate myth as a real number into their prenup equations that has been debunked countless times?!  

I've tried countless times to make offers through listing agents but they always refuse.

There are countless HML on this site with reviews etc so you do not have to play the guessing game. 

After 2 years of saving, countless audio books, dozens of Bigger Pockets podcasts and others under my belt, I am ready to jump in with both feet!

I have read multiple books and countless articles, and your post added a ton of insight into concepts I have read about over and over again.  

Personally, I have come in contact with these agents countless times, even have had them try to steal a deal a few times,and I NEVER have engaged in the BS.

Hey everyone,I've read countless books, magazines, articles, attended seminars and webinars on every aspect of real estate investing.

Is there any chance I can get a loan with my problems due to the strength of my guarantor or is it futile and I should just get a new job, wait a few years until my credit is 700+ and then attempt to get started.I'm more nervous than anything about spending countless hours underwriting a deal, spending money on due diligence and asking my guarantor to spend time applying for the loan, only to be embarrassed when I get turned down.

After spending countless winters in Chicago I can understand why you moved to San Francisco. :)If you don't own any property, have you considered buying your first property as owner occupant?