Next in my stack is:The Housing Boom and Bust by Thomas SowellGood to Great by Jim Collins Lessons of History by Will DurantWill get something by Gary Keller, Napolean Hill, and maybe one of the Sharks, lol. 

Joe Smith investor would rather get 15% total return YoY in a SFR than 2-6% in the slots market)As others stated above, you may need to differentiate your market or method of sourcing deals.

IMO the margins are so razor thin due to increasing prices and increasing interest rates.

Are some of these clubs full of loan sharks?

Contact me if you need more info BestChip i need more info please. i want to know how to buid that list from property shark

Just don't come across like a money hungry shark, too many people lose deals because they feel more like a used car salesman than someone who is interested in helping.Being that he is an older investor treat him like you would your own grandfather and if he likes you, it would certainly help your chances of getting an opportunity to purchase his other properties.

You can always try property shark.

Have you heard of Babara Corcoran, She is one of the Sharks of "the Shark Tank" TV show.

I can imagine a seller saying, "Oh good lord, this guy can't qualify to get a regular mortgage and has to go to one of those loan sharks to get a loan.

Maybe you have a KILLER website and he's unsophisticated enough to believe you have a lot of knowledge and experience in the industry (hard to believe, but possible....) or maybe he's a shark looking for an easy meal in a shallow pond.No offense to you and your eager desire to get into real estate, but this guy sounds like a scammer.