I have sent all prospective investors the subject property and the numbers (through BP BRRRR calc) that we project it will cost plus the ARV and Cash flow numbers.

@Hannah Costello this isn't to deter you in any way, shape or form from growing your RE agent business - just that it's a lot tougher than many anticipate and it takes a lot longer to grow.

You're basically locked into paying interest on a credit card, but earning 0% (unless it appreciates in value - I have no idea of gold's prospects).If I were you, I'd definitely sell the gold (which probably means it's going to quintuple in value as I've been very wrong lately) and either:-Pay off the credit cards-Invest in something with a cash flow that is higher than the credit card payments.Basically, I'll borrow as much money as the world will let me as long as I can invest it at a higher rate. 

To be able to do so, go to the NETWORK tab  -> search members section, type your area, and you will say a vast number of potential mentors, prospective investors, future friends and/or partners.

Prospect for deals. 

Be consistent (a) get a consistent flow of leads and (b) prospect every day.  

I have agents that invest and some decent contractor contacts (even considered getting land and spec build with Adair house a duplex) but again am running into the prospects of negative cash flow and speculating.

Thanks everyone for the replies and for clarifying capex is part of cash flow but not NOI.Of course I run pro forma’s on all prospective deals to understand my expected financials, but I struggle with the idea of negotiating the purchase price using pro forma rather than actual NOI and giving the seller value for the improvements I intend to make.  

I've been practicing analyzing deals while I save for a prospective property, but I wanted to ask if anyone could share insights regarding common water, sewer, and trash pricing in the city, otherwise how it may be best to obtain accurate information for this.Thank you!

If they're only looking to value add and sell then that's not going to work with 1031 either.Just a few thoughts but in general if you like the tax advantages and long term prospects of real estate investing then you have to accept the slower pace.