given up

I spent a year calling agents to try to get them to work with me. When I get one that says they work well with investors they lie. They are looking for buyers of houses already fixed so they can rent them out. when I tell them I am trying to buy low fix them up and sell them at below market value they drop me like a rock. The ones willing to stay want to be paid a retainer, file sole agent or present a letter of funding. I have contacted 12 hard money lenders even given to me from this site. Most want a percentage paid by me and want all receipts and money itemized listed with estimated as work is being done. others want me to work with an agent and find the property first and do all the necessary dillagence including comps before a letter will be given and agents will not cooperate without the letter.

I am now trying to get a real estate lisence. I just hope Im able to do thet before I loose everything i own.