You just need to learn how money works within the rules of REI and the math behind it, train your brain to know what to look for, and your eyes to see it when you're staring right at it.

You can check out Synthesis, Michael Blank's calculator, or the free one offered by Joe Fairless here.

I’ve noticed that most beginners like to use the Michael Blank Syndicated Deal Analyzer, as it’s pretty intuitive to start out with, and he gives you a tutorial on how to use it.

When you don't, your might just as well hand over a blank check. 

What mistakes did you make often when you first got stared?

Had planned to buy more and now staring to wonder if this is what I want to deal with.

It's Michael Blank's company.

She stated point blank that their contract states that all due diligence must be done prior to going under contract, that once under contract all EMD money is non-refundable, and access will only be granted while under contract if the property is vacant.

One my thoughts for value add (in a blank check kind of way) would be to add second story residential or perhaps if the lot is big enough to outparcel develop. 

Grey is staring to go out of stylem but you can always make a wood shade appealing.