I believe Michael Quarles posted some brilliant material. 

these people lean on the "i don't want to make a mistake" crutch.remember what Alex Baldwin;'s character in Glen Gary, Glen Ross said "it takes brass balls to sell real estate

We have even driven for dollars lately, just to get a feel for it.  

My advice with books is to read the ones that are recommended at the end of the podcasts, and to be willing to pay money for the material.  

Thinking about offering time + material as investment and getting a percentage of the profit (15%) in return with a minimum matching the investment. 

PURCHASE COSTS: Closed on November 21, 2014 Purchase Price ($58,500.00) Closing Costs($1,457.04) Total: -$59,957.04 REHAB COSTS: Labor ($5,600.00) Materials ($4,727.98) Total: -$10,327.98 HOLDING COSTS: Interess Cost ($1,440.00) Lawn Care ($55.00) Other $0.00 Total: -$1,495.00 SELLING COSTS Selling Price  $107,000.00  Commission To Agents ($4,512.50) Seller's Closing Costs ($3,210.00) Total: $99,277.50 Anticipated Flip PROFIT: $27,497.48 Before Pics:After Pics

Let me guess, you've never been in business for yourself before, you read some guru stuff and listened to podcasts, read forums and blogs, haven't read a real estate text book that agents use to pass their exams, you're a creative guy, but don't know business law or real estate law, don't know laws of agency at a state or federal level or what RE agents and brokers must or must not do.I agree with Joseph's suggestion, at least take an agent's course, at the very least get the materials they use to learn real estate.

Construction costs and material costs are cheaper because you are selling a 250k house to a first time buyer, not a 800k house in Poet's Corner.

:) I'm yet to read and watch through a bunch of materials available on this site, but I now confident that everyone here is willing to help!

I have a lot to learn and look forward to networking as well as reading up on all the great material this site has to offer.