Persistance Pays

I want to give you a short and dirty background on my story:
I live in NYC
In 2005 I bought a house in NJ using a "mentoring" program from a washed up investor who did not know how to change with the market. He was teaching old techniques and I paid for a $10,000 mentorship where they basically said "make more bids" "find a buyer".
This was the height of the flip business and I got a loan for 103% of the price I paid for the house. I fixed it up. Cleaned it up and put it on the market. We wanted make a "quick $15k" like the mentor said. Buy it. Mortgage it. Fix it and sell it before the first payment is due.
It didn't happen!
So we moved in to our smallish house and stopped paying rent to start paying mortgage, insurance, taxes, interest, flood insurance, car insurance.....
We lost the house in 2008.
In 2011 my wife filed for divorce and kicked me out. Honestly I do not know why: I didn't hit her. I didn't cheat on her. I treated her well but I didn't make much money. She also told me she was moving to TN with our son. My Son.
So I started searching the market in Nashville where my son is. I found a deal in the first month and funded it with a friends money that I paying back at hefty interest, but I have rental income.
I continued to look for deals and to work with brokers in Nashville while I was living in NYC!!
Next week I close on my first assignment! The buyer saw the house yesterday.
I got a contract for $22,500. My investor friend in Nashville called a buyer he knew and told him $30,000. I'm giving my friend $1000 for his work. I will make $6500 for finding the deal.
By the way this deal is helping to fund another deal i found that I want to keep for income.
Deal 3! And I'm making income every month.