Robert Burns, the Scottish poet, said it best, "The best laid plans of mice and men gang oft aglee" ... 

Is he full of $@*T?

For some in-depth coverage of the rules that address some oft-overlooked nuances, you can have look here.

You may need to sit at a bunch of open houses, show property, etc. but you will learn the lay of te land, the lingo and a bunch of other stuff.  

@Shaun Patterson What you have said is completely consistent with what I wrote which is that the content of T & C's don't drive the business model for a serious business entity.

Firstly these 1%, 2% "rules" are not really rules - but merely thresholds along a continuum ... or, more oft than not, measuring sticks for bragging rights.More important than whether you're monthly rent roll is a certain percentage of your purchase price is the amount of cash flow the business generates out the other end.  

Alan Ceshker, Law Offices of T.

You will never possess what you choose not to pursue.Still round the corner there may wait; A new road or a secret gate; And though I oft have passed them by; A day will come at last when I; Shall take the hidden paths that run; West of the Moon and East of the SunNot all those who wander are lost...It matters not how strait the gate; how charged with punishments the scroll; I am the master of my fate; I am the captain of my soul.

Keller Williams because the CEO Gary Keller literally wrote the book on how to be a successful agent AND how to be a successful investor not to mention an oft-quoted best seller on how to prioritize and plan. 

@Tim McGarvey how about making an offer that ties your purchase price to meet a stated acquisition cap rate subject to verification of T-12 performance?