I had already been in real estate for 5 years and thought I had seen it all.  

Quote from @Patricio Acosta: I finally found the perfect flip in Coronado, San Diego—the agent hasn’t received any offers, the listing price is reasonable, and the home has huge potential.

Find a good lender, get pre approved, make sure you practice running the #'s using the 100's of videos and guides from BP, find an investor friendly Realtor, and then start making offers on any property that meets your goal.

If so, consider adjusting your rent or offering incentives like flexible lease terms.

I have allot to offer as far as being a general partner but I also might be doing a little wholesaling in the meantime while I learn more. 

If this severely impacts real estate prices all the better.  

Are sellers leaning into offering only 3% for their agent?

Offer value. 

So if you discount a small amount to get rolling, that is something that can work, but don't want to stay low for long.You will start to get the dregs staying at your place and they can do some real damage to the place.

While podcasts, books, seminars, and websites offer general knowledge, you'll buy a specific property in a specific location, subject to local rules and regulations.