I really want to get down and dirty I am an Agent and a proven agent, listing and helping buyers attain way below market value for properties, So I know I can buy a good deal and manage a buy and hold.

Are they referring to attaining a private lender for Wholesaling?

I've always wanted to invest in rental properties, but didn't think it was really attainable until recently.. or maybe I just didn't have the guts. 

What I’ve found for the area, as well as coastal markets is that the 2% rule isnt attainable.

Be the best that you can be.That shows (to yourself and others) that you have the discipline and motivation to attain a high level of expertise.Once you are at that high level, you can transition to the next step, which is starting your own consulting firm in your field, further reaching higher salary levels, but this time moving into the Self-Employed Quadrant.From there, getting the seed money for Investing and building up your Investments from your consulting business then puts you into another higher level even if you have to at first do some of your own PMing.This is exactly what I did.By the time I was financially free, which took me 6 years from Graduation.

Also I would factor in 10% for property management.  8% usually is only attainable with larger multi-family buildings.  

I would look at data such as population, income, employment, poverty, educational attainment, etc... 

Impressive, very attainable just commit and follow through.

My suggestion is to write down your first goal, write out a plan to attain that goal and take action.  

Or some combination of the two.Once you define your goals, your strategy should support the attainment of those goals.Chris