Hard to provide good solutions without a good understanding of the problem.With that said some general advice:1) know your goals and buybox2) be diligent and patient; this market is competitive3) be realistic and creative or you'll be forever stuck in analysis paralysis and get burned out and give up4) get your financing in place5) pick a good investor agent6) time in the market > timing the market

Be more patient I could have purchased myself and rented long term.

It's common to withhold a percentage until the project is completed to your satisfaction.11.

The tenants there are pretty bad but we are just patient and screen very well for him.

Day by day goes by and I have to ask, and then told to be patient and I'll get it "tomorrow".

My 9-5 does not provide the satisfaction that REI provides, but we don't have anywhere near the cash-flow or equity to quit (wife included). 

But teachers unlike so many other jobs is alot more rewarding most people do not get the satisfaction of feeling they are helping kids etc. 

However, there must be a great deal of satisfaction with being on the creation/building side of things. 

Sometimes you just have to be patient and persevere.

Is the satisfaction from mastering this skill greater or less than the heartache and stress you may endure?