Breathe, regroup, and get after it.

The expectations should be clear, the cleaning/repairs should be heavily documented, and the Tenant should be so overwhelmed with evidence that they don't waste a breath on arguing.Do yourself a favor: buy "Every Landlord's Legal Guide" by NOLO.

Congratulations on getting you license.....this is awesome and the very first step.As others have mentioned most brokerages will take in just about any breathing body if they think you have a chance of making them money. 

I sometimes have to hold my breath and do things even though I know I am being played because not buying it now will be much more painful 3 years from now.

I call this period “The great reset”  A period in which we all need to breathe and reevaluate our holdings and perhaps our strategy going forward.

For example, I am not an expert in the world of stocks, and while it can make money, I would not be able to fully take advantage of the profits as someone who lives and breathes stocks.

Get in touch with @Shahan SiddiqiHe lives and breathes deals, can find you motivation 

in 08 I had a bunch of clients who were so far under water on their real estate they needed garden hoses to breath. 

I wouldn't hold my breath waiting for 2009-2012 prices here in the valley.

Plan on saving extra as a reserve so you can handle problems that pop up after purchase and buy yourself some breathing room.Then start studying the market you're intending to invest in.