I started working with a turnkey provider and got consistently better deals.

Hard money lenders are going to have relatively consistent rates amongst there competition.

Realtor, it's not consistent, it's self employment with little to no help.

I've been emailing mine consistently month after month, and they don't have anything logged since LAST YEAR! 

The reason landlords, especially large multi family owners have stated , objective criteria is so if they get sued for discrimination against a protected class, they have a solid defense to tell a judge with their consistent, objective criteria. 

If you consistently analyze properties, it will be much easier to recognize a good deal when it shows up.

I also think everything posted on BP is moot since it all consists of people's thoughts and opinions and has no real effect on the underlying matter. 

Have a small plaza that consists of mainly mom and pop style stores/ tenants.

If you are consistent with learning real estate over the next 4-6 months, you’ll be ready to purchase your first (or next) property in NO TIME!

Avoid anyone that doesn't get you a bid when they say they will or submits a bid that consists of a few sentences on a Word doc.