I can agree for the most part- I'm saying my main mistake was obsessing over saving money rather than looking at the big picture- my contractors gave me great deals that I should have been all over, and they are reputable.

What I typically see is them sitting on the sidelines while others are consistently hitting singles and doubles, creating cash flow, making private lenders happy and earning themselves some income and reputation.

I would rather invest and go with the 1 percent rule in Johnson county than mess with anything that will continue to decline.The core is generally what is sold to out-of-state investors by less reputable investors, not the working class suburbs.

So not to say deals are not done in that area, just that you may have to talk to a reputable broker that will represent you as a buyer only. 

I'm in need of a reputable foundation repair company to come out and inspect a property in the Ft.

@Glenn McCrorey  your best bet is to discuss your scenario with a reputable lender here in Vegas.

There are some really reputable credit repair folks around Houston.  

Maybe your agent has a reputation of making ridiculous offers and never closing deals wasting everyone's  time. 

Making $3K - $6K on each flip will keep you in the game and you build a reputation among buyers as the place they can get a good deal from.  

.#2 Start networking; especially with the goals of positive connections and creating a trustworthy and honest reputation.