That is how bad my view of 2022 and the next years looked to me starting late 2021.  

If you vibe with someone who is in the business and create a friendship that might be someone worth learning from. 

That said, staying on top of losses and basis is important and worth the cost of a CPA.

Upgrading isn't worth it if you are planning to rent it out(generally) unless you were planning on doing a refi or sell it.

As a license agen, you will have a fiduciary responsibility to tell sellers what their property is actually worth. 

The refi, worth current rates will severely inhibit your cash flow. 

I also actively invest in real estate myself, and I talk with investors regularly about how they evaluate deals.Out of curiosity, what key metrics do you use to decide whether a deal is worth pursuing?

Fort Worth is a great market to get started REI.

My question is, when picking a good market, what are the kinds of things do you look for to determine if it is worth investing in?

A bit pricey if you do only a few flips a year, but I'm going to give it a shot and seems if it's worth the monthly cost.