I wouldn't in good conscious be able to charge a tenant that's already paying over market rent for my mistake.  

Hard money isn't that risky, it's just expensive, so you have to be very conscious of your rehab timelines as that could make the deal a dud.You'll have to talk to your lender as to what their requirements are, but 70% LTV is pretty common, so you would have to put down 30%.For contractors you can drive around that property's neighborhood and look for other rehabs happening, and ask them their availability or for referrals. 

I think this system is like goal setting - setting a goal of increasing your net-worth is exciting - you always look for that equity to reach $1,000,000 -  WOW - keeping score by setting a goal filters from your conscious mind to your subconscious the never sleeping subconscious mind is always planning and directing to your awake mind - things to do to meet that goal.A great way for the new investor or burned out old timer is to start the real estate learning or relearning process is to use a system I've recommended for years - The 50 House Rule -Look at 50 houses in your investment area - do this only with absolutely no intention to buying or making an offer,  look at FSBO's, with agents and open houses - keep a journal with copious notes, record what sellers or agents had to say, price, days on the market, history of reduction, your opinion of seller's motivation, date - your thoughts.Doing this will help you understand the MARKET in that area - you can't be fooled by sellers or agents - you'll be smarter than most of the investors and agents in the area - you'll know and recognize a bargain when it comes your way.

I started coming a few years ago when I made a conscious effort to became really active in real estate and ended up volunteering at the club, then sticking around to help run it. 

The only thing to be conscious of, is that the agent is paid by the seller.

I am not checking credit scores, proof of income, etc.Next, the skin in the game and personal money requirement is something to definitely be conscious of.

Everyday, I try my best to make a conscious effort to learn more and more about the different areas of real estate investing. 

I think the bogus numbers are more a matter of ignorance and limited experience rather than any conscious attempt to rip people off.

Just my opinion on AI, the day AI gains consciousness, we will lose more than just jobs...However, I believe in any jobs, if you know how to make yourself irreplaceable, you do not have to worry or being sacked.

the reason I want to partner with a contractor is being new to fix and flip, it'd give them more incentive to do better work and not just disappear, be cost conscious, focus on "our" property.