OH gosh I just read this and this is what led a company I worked for in the 80s into a massive BK loaning between partnerships..

Thank you all so much for taking the time to read my post! 

I would suggest getting Dave Ramsey's book called The Total Money Makeover and read that.

My goal is to find off-market opportunities and present quality leads that fit the needs of active investors.Since I’m working remotely, I’d love to hear from experienced investors:What makes a remote bird-dogging service most valuable to you?

I can't see what you would need a course to teach you that you can't learn by reading 30 Day Stay; listening to the BP podcast episodes with Sarah Weaver, Zeona McIntyre, and Jesse Vasquez; and hanging out in MTR forums/Facebook groups.

you are in the right place for learning . every day read as much as you can and soak up all the invaluable knowledge here on these posts .

Or is this normal?

There are more insurers in this space than ever. 

This is all very very helpful!

If there isn’t significant equity capture at this purchase price, and it’s not in a great location, this would be a pass for me.