I realize that this is probably a waste of time but I want my pound of flesh.

Nope, I want to build a solid business based on repeatable systems and processes that allows me to make a lot of money while doing very little work and causing me very little frustration.You admit that your way causes you a life that's "full of frustration"...As long as the OP understands that my way is meant to reduce frustration and your way creates it (by your own admission), it's completely up to him which way to go.People have every right to bang their heads against the wall if they want to.

No need to waste your time on unmotivated sellers.In addition, you need to know the seller's price expectation.

You can certainly get wealthy but not by working 1 hr a week and watching your accounts fill automatically with money.Real estate takes work especially when you are starting out with little knowledge, no contacts and little idea of what a solid real estate deal really is.Another false image is that you can be buying properties with little to nothing down on a regular basis.

Don't waste your time.

Clubhouses in my markets suck money and are a waste.

At the very least you have solidly pulled the trigger.

That would just waste everyone's time and money.

Very solid.

I prefer a properly operated LLC (again, opinions differ) along with a solid umbrella policy.