Not only will you be buying peace of mind but you'll gain a valuable resource to bounce all of your questions off of.

You may find my vantage point to be valuable as I am a self proclaimed 'live in case study' in this area.

Every property you go look at and and make offers is a very valuable training tool wether you realize it or not .

Alex the PERCEPTION is that mom and pop tenants think they are more valuable then they actually are.I do retail all day long but on the transaction side buying the centers with clients and then development myself.Tenant rep brokers is a very low income business.

This will teach you the learning curve and truly understanding/appreciating/not appreciating contractors and the rehab process.

What you missed would take a lifetime to teach you. 

Unfortunately, they teach illegal means to perform the trans action and additionally, even teach immoral practices like silly contingency clauses, lying to sellers, etc.All this said, there are legal ways to wholesale in all states.

I know because I had to teach one of my tenants the difference between sending a wire transfer and ACH at the time wire transfer was a $30 charge.    

They are the most valuable person on your team. any advice you get from BP concerning legal or taxes should be taken with a grain of salt.

@Nik Moushon  in our area here in the north west you have two major issues.You have commercial timber lands ( huge HUGE areas designated as such as big as many states on the east coast) these lands are protected for timber production. in Oregon you need 160 acres minimum lot size for a single home in many of these timber reserve loans.then you have prime low land farm land.. and those are even tougher to try to develop.. no matter that they are not near as valuable as farm land.. but its the farm bureaus protecting their turf.Then you get to CA and you need to do full blown EIR's  ( environmental impact reports) these can cost 200k to 1 mil up front with no assurance your project will be approved..its a tough game out here in the west.