The old "don't buy a Cadillac and complain about the cost of hi test gas" holds true.

When it comes to getting quotes from contractors, I know I need to give them a list of things that I want done, but do I include specific products (type and color of LVP flooring, paint colors, brand of kitchen cabinets, etc.)?

True that!

This is true even for wholesale opportunities. 

@Tyler Stone if you can't find someone to hang your license with, I would not view the time you spent on the salesperson courses as a waste/mistake.I often recommend to new investors that they consider sitting through all the pre-license courses (even if they don't ultimately take the exam) as they're a great education and introduction to real estate, and very affordable compared to the information gained.I also tell them that since literally anyone can become a real estate agent, the class (especially an in-person class) can have some... colorful characters🤣Even if you never become an active agent, it's a very good set of introductory knowledge about real estate, and it's also very helpful to know when dealing with agents in the future - as you almost certainly will at some point.

That being said, there are undoubtedly benefits to having a good partner. 3 Benefits to Partnership:Benefit #1 Have a True Sounding Board If it’s the right fit you have someone who is on board, understands the vision, and problem solves with you.

Seems like this regret is just another way to brag about how I "coulda been a contender). the true test is was it the right time to sell and how did you use the sale. 

I did not follow through with traditional financing because 75% of income is derived from a monthly military benefit and my business partner is a travel nurse/ contract worker so her W-2's don't reflect her true income.

That is especially true in this fast moving market.

I don't know that you're going to find anything better than 15% down on a true investment property, @Adam Roth.