If I keep working hard enough, one day I’ll have the funds to invest in property and actually be able join the conversation.

No one would do that as others mentioned.

There are many strategies you can use, and all depend on your budget. and every journey is different.My suggestion is to pick one strategy, learn as much as you can, and take action before considering something else.

If you're interested in multifamily real estate investing, Tyler's a great one to introduce it to you. 

I have been reading multiple sources but I only see them discuss one contract so it got me confused. 

processing fee being wired for LOI is usually code for a fake lender or a lender that very well may never fund.. so caution on that one..

His rehab costs were less than what I Typically pay to paint the interior of one of my rehabs.  

You may have to talk with a lot, but typically every town has one that will finance them for you.  

So if you claim a purchase, and they claim a sale - did the figures match?  

Is one route financially smarter than the other.