I've gone through a few agents this year because most of them just dont understand what makes a good rental.

If you are buying larger multis out of state in up and coming economies and locations instead that is understandable too.

I always do to give them an understanding of the type of property I'm looking for.  

I don't understand how I would make enough money in that year to be able to afford to pay the hard money lender back and also have the money to get a new traditional mortgage.  

@Marvin Spears I understand very well how mortgages work, and how short sales work.....apparently you do not.  

I understand that real estate is a lot of work and currently I don’t have the education for it, so I took it upon myself to do some research and found Bigger Pockets.

I have realistic budgets and understand they need to make money, but at the same time I feel I've paid too much for my previous rehabs since I was brand new to the game.

Evergreen could never understand that there were two payments made outside of their world.

@Dwayne Jones Appraisals are one of the most frustrating parts of my business - but it is an imperfect science and a lot of it is based on personal judgement, so I understand it.

@Dan Krupa There are ways to invest in real estate with your 401k or IRA account, but you need to understand the different concepts.- Invest with a self directed account: You are right that you can roll your 401k/IRA money into a self directed IRA (or a Solo 401k) and avoid paying penalty and taxes.