I wanted to rip my hair out!

Keep doing your research, focus on the math, focus on the potential future profits after rehabbing, increasing rents, principal paydown from rents collected, benefits from tax depreciation and then you may see the light at the end of the tunnel.Even the pros have dry spells where we can't find good deals for several years at a time.

Just an experienced 66 year retired grey hair old fart!

Cut and dry, I like it.

It sucks because most the time anyone with gray hair gets treated like crap.Skinny jeans walks in and husband and wife make $160K and they get the great rate and another loan in less then a year!

The violations are not at all cut and dry, and this is where most investors get frustrated.

Tl;dr, I have recently acquired a mess and I have to fix it.

The person at your local Cost Cutters or Great Clips cutting your hair has gone through more schooling and licensing than it takes to be a wholesaler.

Because i am an old grey hair investor who has lived in Austin since 1998 it is hard for me to pull the trigger on these crazy prices now but I do feel that those who are comfortable with the appreciation model could do very well in this environment.  

Depending on your school's course, I found the material to be extremely dry and boring.