I have found an off-market deal that will allow me to gain instant equity and apply the BRRR method.

For a college town, we were expecting much better results comparing it to a city like Tempe ( where Arizona State University is located and all my AZ investment properties have pulled minimum 8% annual cash on cash returns).Now do not let this discourage you, just try and find some nice opportunities that you can have "instant equiy" after adding some value/ remodeling.

He would instantly sell our deals so we sent all our wholesale deals to him.  

You can check yourself with a LeadCheck swab instant test that you can buy from the big box home improvement stores.

I definitely understand not clicking instantly with people in the room.I do think going to any group may take multiple times before you get comfortable and know if it is worth your time or not.

Most sponsors are incentivized to sell the asset for them to have a payday, which always work against the investors that have long term hold vision. 

While what you are saying is true, 99% of the cops in Jacksonville that have showed up to the house when I try this maneuver instantly kick it to a civil matter and push eviction, not trespassing.

The tenant's kid removed the blockade, witnessed by neighbors, and rode his bike across the hole, fell, and there was an instant "scare" letter sent from an attorney. 

Some of the things you have listed are pretty normal and some are a bit nutz.Do you allow instant booking or do you vet each guest?

Couple additional thoughts on why I like it and will continue to invest in it.https://www.biggerpockets.com/blogs/9145/70861-top...https://www.biggerpockets.com/blogs/9145/54155-sel...I'm playing it a couple ways through single asset plays in markets I really like (i.e Atlanta / SE) and in investment pools that own several across the country in high growth markets for more instant diversification.