You should also start by reading the Ultimate Beginners Guide that is offered here through BP. 

I’ve read tons of books, thousands of posts, listened to hundreds of podcasts, went through a couple of extensive courses.

The fine is huge and it would be worth it to pay a lawyer to guide you.

Totally, I read a book on each.

I have run into some people who wouldn't share anything with anybody and others who are a open book so I would say continue to attend and make a least 1 connection if you can. 

For reference, here is the Fannie Mae cash-out refi page I️ pulled the info from:https://www.fanniemae.com/content/guide/selling/b2/1.2/03.htmlTake care,Tony

So why are all these flipping sites and books having us upgrade bathrooms and kitchens and all sorts of stuff if we won't even recoup the costs of these projects?

The vast majority of agents fail not just because they can't do the job, it is because most people who start a small business fail (they never have done it before).As @Robert Leonard mentioned, Gary Keller's book is a good read.

@Juan RosadoWhen I look at your numbers with both sides rented out, pm, taxes, ins, repairs, cap ex, and vacancy; this does not cash flow and is a bad deal in my book. 

I read two of Than Merrill's books on real estate investing.