Loads of strangers with no motive other than being kind helped me out when I was getting started.

The goal is to connect real estate investors who are motivated to buy properties to highly professional investor friendly agents like yourself who can help them complete those purchases.We price our leads such that 1 out of 25 are assumed to close into business within the next year or two, but clearly that is not happening for you.

What kind of hold period do you need to achieve the 16% IRR  while you are earning the 7% monthly rate?  

There are lots of motivated sellers out there. 

Markets with balanced property prices and strong rental demand will be key.While rising prices and interest rates may impact cash flow, with careful deal analysis and a focus on areas with good appreciation potential, it's achievable.

Do NOT make the rookie mistake of being motivated by a fear if missing out.

Not because a motivated seller COULD possibly have a property in distress does this imply that all or even most properties in distress belong to a motivated seller.Most do not!

The good news is that with the right approach, you can also achieve positive cash flow in these markets.Ultimately, success in real estate investing hinges on selecting a growing market, a desirable neighborhood, and building a strong support team.

If talking to more builders does not work out to join you on transaction #1+ and you have enough capital and heavy rehab experience along with a GC / builder doing the project many lenders out there will offer you a lower leverage loan for your first project on your own.  60% finished value and 75% LTC is probably achievable without a builder in your company for the loan. 

The articles conclusions MAY be self serving - we need to look closely  to perceive any motivations for WHY the writer is producing the article.