Stop hanging out with your deadbeat buddies who spend all day drinking, talking sports, and otherwise wasting away.

I am trying to get a good hang of the rehab costs since I’m new to the are (from Dallas).

Again, all answers that might be better answered in private.You are correct that a lot of lenders just don't understand how we work as investors but that's why some of us hang out here. 

For people who don't want to hang it, then they need to take wet clothes to the laundry room. 

Stop hanging out with your deadbeat buddies who spend all day drinking, talking sports, and otherwise wasting away.

There's more low-hanging fruit here than I'll ever need, but hitting the ground running to pick it before land prices start reflecting the new higher values requires more capital than I have and I don't do debt.There are two main companies in the US who do the work of creating and selling eco-mitigation credits on a joint venture basis, separated by the Mississippi river.

Didn't work out because I still have a project hanging in Upper Chichester (Philadelphia, PA).

Hang out with others that are doing what you want to do and invest your $25-$50,000 in real estate vs education. 

If so, invest.It's not let me find some deal for me-- the lowest hanging fruit.

Think about where those people hang out and network.