I will attend this meetings and keep my job and I think I feel a little better about it because of what you said.

Just throwing a ping pong table on a concrete slab in the garage is marginal.I had an STR buyer in Conifer, in the mountains outside of Denver, turn a massive unfinished walk-in closet into a little arcade area with two comfy lounge chairs and two vintage arcade games.

Connect with local real estate agents, attend meetups, or hop on online forums.

If a student wants to attend a LEGITIMATE university but their background indicates they won’t be successful an ethical college will reject their application.  

There are TONS of real estate meet ups you can attend monthly.

University of Illinois Urbana-Champaign (UIUC) has seen record enrollment in recent years: it set its highest attendance in history, with over 57,000 students enrolled and in 2024 just had highest freshman attendance in history and keeps growing, Carle Hospital, Craft Factory (Warren Buffett approves), etc for diversity of economic drivers.

As Jonathan said, attend some meet ups, we have quite a few here in Orlando.

Like you I've attended a few free seminars, which are merely thinly disguised sales pitches.

You can meet local investors by registering to attend real estate events in your area: https://www.biggerpockets.com/forums/521-events-and-happenings6.

There was always another book to read or seminar to attend in my search for the secret sauce.