As a newbie I'm eager to find the "holy grail" but as I keep listening to podcast and reading books, asking questions I realize what you said is very accurate.

No biggie, but the second buyers walked when they saw the HUD statement, realizing they were paying too much, so my buyer was scrambling to find new buyer.He refused to cancel contract even to get his deposit back and several days later attorney wrote letter threatening to sue to compel enforcement of contract, which they did after changing title companies.

Two years and thousands of research hours later, I know a heck of a lot more and realize that he probably just sent out a mass text to investors he knew which is how you play the game, right?

The other great thing is you get to a point where you realize a NO is not the end of the world and that what others think about you may not be that important. 

I realize that most here philosophically would think I'm crazy. 

You know more than you realize. 

If you add or subtract anything or sometimes even move where things are located you will get #REF errors or worse, it will pull the wrong number and you won't realize it. 

I suspect many of us are going to realize later down that line that it will be cheaper to just forgive these debts as an incentive for the tenant to leave. 

This is a very sneaky issue, because you don't realize it until five years in or so and you start hemoraging slowly and first you hope it will get better, but it only get's more expensive.

I am going to be purchasing a property in an opportunity zone(Just realized a few days ago).