@Dan Krupa thank you for the heads up, a buddy of ours has invested out there with success and now he’s moving out there, my husband feels more confident looking in a place where we have a friend that we can count on to help us out with anything out there.

If the purchase price was $595K it seems tight but with enough experience you can be confident of your profit numbers. 

My suggestion for better data is to go to the one place where I'm confident that you'll get real numbers. 

This will make you more confident and gives you a sense of control at the bargaining table.

If you had been lowballing, I could see your agent lose confidence in you as a buyer, but if you were competitive, then it’s on him.

I plan to hire a RE attorney the first deal but would like to gain some more confidence.

This is true for cash flow markets and appreciation markets and they are both speculation as the cash flow could vanish (Detroit and Las Vegas at the Great Recession) and the appreciation could be years away (such as the case for the San Francisco at the Great Recession).I am confident that in 10 years San Francisco's RE will be more expensive than today. 

I felt very confident in my numbers and knew that this property would go quick.   

They make it seem that if I dont join them I wont be successful so my question is what other courses that are cheaper or other ways I can learn everything I need to know so i can confidently take action knowing what am doing... ? 

Knowing what I do now, I would get into multi units (over 4) as soon as possible.Educate yourself enough so that you can confidently evaluate a property for cash flow.