However, I'm more buying from "Learn the rules first before playing the game."

Yet despite that, investors still demand and receive better oversight and skin in the game.

Don’t get discourage, it truly is a numbers game.

I would agree that wholesaling as an agent is a dangerous game.

The ROBS 401k may be a good fit for you if you want to get into the flipping game as it will not be subject to UBIT  and it will allow you to fund your own real-estate operating company using retirement funds.

As soon as I became licensed and affiliated with brokers, the spam deluge was incredible.

Next time they know the process for getting a claim paid so you can expect they will step up their game.

Buy an office lunch and you'll get an audienceFacebook ads targeting agentsLanding page that offers a free report-how to sell your listings quicker better or whatever your USP isTarget FSBO's by buying banner ads or offering an affiliate program to FSBO sitesGive the service free or deeply discounted to a high producing agent in exchange for a reference or recommendation 

@Richard D.If the occupants are leasing the home and aren't the owners, does this change the game?  

Maybe catch a Red Sox game on your tabletI really think there's three ways to look at real estate investing, 2 using agents and putting offers through them, 2 Wholesaling, and trying to get a really cheap deal, and 3 doing creative deals like terms dealsI'd rather avoid agents and talk to Home sellers about lease options, subject to existing financing, installment sales, joint ventures, and private first mortgages