And when people with absolutely no knowledge or grasp of investment start offering their opinion as if they're the worlds greatest expert, we've gone one step beyond peak.  

Here is a great "toolbox" for creative financing strategies, written by @Brandon Turner. it helped me to get a grasp of what options are out there and is definitely a good way to learn the basics on creative (especially low/no money down) financing strategies. https://www.biggerpockets.com/store/no-money-down-audiobook

I have a really good grasp on the real estate industry as a whole because I was a real estate agent for the past two years.I know there are a lot of issues with wholesalers, which is why I want to go about this the best way and still have it be the most effective.  

It appears you didnt grasp my point.

I am new to the real estate market but I have a good grasp on the industry.

I watched the one with Gwyneth Paltrow and it made me sick watching her trying to grasp the fact she couldn't buy avocados or whatever it was she wanted and she just simply gave up while giggling.Other than the mentally ill, and the disabled and the percentage of people who are lazy and would rather live in poverty than work (think about the likelihood of this), there are probably other factors involved that have zero to do with someone's ability to manage money.In fact, it's far more likely that someone living on next to nothing is much better at managing their limited resources than any wealthy person. 

I feel I have a better grasp of the situation now.

I currently live in Austin, TX and have a decent grasp on the market trends and rental market here.

They can come by anytime...I'll put them to work for me (don't tell them).Friends are someone else's money that they are letting you spend/use.Understanding leverage in general is a hard concept for people grasp. 

I'm trying to grasp the 90% rule.