Welcome to BP @Garrett Blumenshine since you are new I suggest you check out theUltimate Free Beginners Guide

But BP did publish a book that could serve as a good primer to improve your knowledge and get you off to a good start: The Book on Estimating Rehab Costs. 

I’m reading all the books and looking online but I really need some help here.

I got an idea of how real estate deals go but I know when your actually doing the deal there's many intricacies that may or may not be covered from a general guide.

Maybe those yellow bricks haven't been laid, guiding you to the wondrous land of Oz you desperately seek.

Most of the podcasts, blogs, and/or books that talk about starting out, mention steps like analyze 100 first or go see 50 houses first and it seems realtors get bored when you constantly ask for comps but aren't ready to buy, either because you're getting your education or the deal turns out not to be a deal (which you don't know until you analyze it with a good ARV lol) ...

I received every excuse in the book. 

I would read a few real estate books (you can find recommended books by searching them on here).

Amanda HanBrandon HallTax Reform Update – Brandon Hall and Amanda Han Linda Weygant GuidesUltimate Beginners Guide Forum StickiesBP Calculators or spreadsheets uploaded by membersMy Favorite Books I have to say all of the BP books…right?

He says he is not allowed to use income approach per FHA.I looked in the single-family FHA guide and it sure does talk about using it.