Two things that are extremely brittle with seismic shifts.

The big danger is that the seller says YES and your numbers are extremely optimistic and then your traditional lender does not give you a refi out of the situation.

It essentially goes like this:Find a house (MLS, cold calling, direct mail, etc)Offer on the house (take into consideration who you're going to be selling this to.

The buyer but now I feel confident I just wrote my cold call script and just updating you guys!

However, that isn't how you should be looking for comparables).If, however, the reason you are finding few comps is that the subject property is in a sparsely populated area, or one with extremely few sales, then that is a tougher situation. 

I'm in the same predicament but I am highly motivated because I am house hacking it and:I have extremely low living expenses.First hand experience learning more about tenants, and contractors.

It wasn’t clear the intensity of the mental breakdowns you described, but if they were extreme then you may need to get professional help and mature a bit.

The new regulations as well as extremely high prices are going to make it extremely difficult to be successful especially as a newbie.

Some va"s do cold calls, some do admin, etc.

I definitely do not look to discourage you at all I'm only speaking to the necessity of being extremely committed to thorough due diligence on these deals.Best, Ryan