I realize each deal is different and each deal will have its obstacles but seems to me that a strategy need not be so complicated. some say this is ez to do. others say don't do this. acting as broker etc  I am studying a couple people that currently do wlo and sandwich lo, and amazingly those two individuals don't do same technique either. and they are pros. to some degree I just want to dive in , on the other hand I don't want to create all kinds of legal problems for myself either. honestly, I just want to get going.

I have seriously been interested in this for a while now and still trying to gain as much knowledge as I can before diving into something unaware.

I had extenuating circumstances that I thought kept me from diving into REIs but they were really all excuses and fear :-).I presently own my home(first deal REI I did in 2013).

If you're able to keep something like this up for a month straight, thats a good indicator that your interest in real estate is deep, and something like Wealth Builders has the ability to supercharge your interest.

However at some point you will have to dive in and learn for yourself.I wish you the best of luck 

It hurt so much, it struck something deep down in me.

What a waste.Great advice above - get a local mentor, get books/audiobooks, and invest in a deal where you dive into all the problems and ask everyone for advice.

If you're determined to invest in the bay, just know, creating a great deal is difficult and you're playing in a market with a number of investors with extremely deep pockets, unlimited resources and can move quickly on even skinny deals. 

I went there today for the first time in months and the grass is knee deep.

Knock on their door, take a deep breath, and ask them straight up what is going on with the dog.