@Russell Brazil nailed it.

Those are harder nuts to crack and the commissions tend to be lower.

This will give you a free education on the anatomy and nuts and bolts of a deal while putting some money in your pocket.If your deals are good there will be an investor to partner with on the back end.

I figured if i could partner I would learn how the whole process works, nuts to bolts, and hopefully the correct way to do it and yes I would be giving up some of my profit but I figured I would probably lose that much in making mistakes just trying to figure it out on my own. 

@Russell Brazil the inspection period is important to me for two reasons.

It provides an interesting historical perspective on the nuts and bolts of RE development. 

Finally, it will allow you to manage yourself to get the nuts and bolts of real estate investing down pat. 

I heard on the latest podcast with Russell Brazil (a RE broker and investor in the DMV area) that he owns a couple of condos that cash flow really well.

I dont know but i feel that im missing something to do deals, its been months and its really driving me nuts that figuring out what needs to be done to do deals from finding them to funds to actually seeing the "due diligence" happen.

My family thinks I am nuts for wanting to invest my time, money, and energy into real estate but I know its the path to financial freedom.Can anyone direct me to any private money lenders?