A very solid market for rentals for both college students and/or professional peeps just wanting to live in Golden.

Unfortunately, that’s not true. 

These are professionals with additional training and a stricter code of ethics.

when I say you lose money its all the money you pay 3rd party professionals to do proper due diligence you get your EM Back.in the case of my situation right now were I have just under 400k in cash out on my Oregon deal.. if I don't close I lose it all.. but this project also will make us almost 10 million over 3 years.. so like I said RISK/REWARD... and when you step up to big land deals your competing against big players.. like my deal I just beat Lennar and Horton to it..

Did you work with any real estate professionals (agents, lenders, etc.) that you'd recommend to others?

Professional tenants.

I find the stories interesting as I try and see how I could use their experience and lessons learned to my benefit.My latest read is Ray Dalio's book who is the founder of Bridgewater (Very - Very successful Hedge Fund - That I frankly never heard of - Shocking but True)In the book Ray does a great job of breaking down is career, struggles and lessons learned in the first half and then spends time on the "Principles" he wants to share. 

.: some swear by them and some swear at them This is so true.

That old saying about "who you know" is 100% true.

According to my real estate agent, deals like the one I encountered are extremely rare and sought after, but im a bit worried its too good to be true.