What you’re experiencing is completely normal, real estate analysis takes time until you build muscle memory with the numbers.

That said, as Robert Kiyosaki has suggested, tax benefits should enhance a good deal, not justify a bad one.To wrap up, I believe REITs are great passive investments that allow you to easily get exposure to commercial real estate before you have the financial muscle and experience to own the rental property yourself, specially in markets you think may outperform due to demographic or economic changes.

(Say 3-5) I did this for a whole year before I bought so when the time came I had already worked that muscle so many times I could tell a deal worth looking at or passing on in 5 minutes or less.Happy to help with anything on the lending side as well.

Use this period to build “investor muscle”:Network locally: Northern NJ & Northeast PA have active REIA and Mastermind groups where you can learn creative strategies (seller finance, JV, partnerships, DSCR lending, etc.).Educate tactically: Move from general podcasts to deal-focused learning — cash flow calculators, DSCR loan basics, and rent comps.Understand investor financing: Once you’re ready, your pension-backed W2 and equity could make you an excellent DSCR or bridge loan candidate with the right structure.⚙️ 5.

It's like a muscle... the more that you use it, the more you'll be able to wrap your brain around it and set the intended parameters.

Most will say no, but you'll learn deal evaluation fast and build that "investor mindset" muscle.

You got to exercise these muscles; step into a potential deal, work through presenting PA, running and re-running analysis, dialing things in, hammering out negotiations, offer, counter offer, AND find out what you were versing in the end and why it all came out the way it did. 

That converts theory into muscle memory quickly and exposes the real gaps.

As a freelancer, it’s often still transactional or volume-driven.What I’m exploring is a model where that same skillset is applied exclusively to one investor or a very small number of partners, with underwriting standards, buy box, and incentives tied directly to that investor’s long-term performance, not deal count or speed.In other words, same muscles, different alignment.Totally agree with you though: if someone is good at this, they should make good money.

I’ll start with those three and focus on analyzing 100 deals here in DFW to build that muscle.