(Yes, I realise I probably could have shopped around more and found someone that would have approved it.

But no one realises the potential consequences of that, myself included until some years ago.

I have been doing research on this market and I just realise it is the fastest growing real estate market nowadays.

Yes I realise I will need to pay the contractors for their time I'm not expecting something for nothing! 

Many landlords will accept those risks out of fear or worse not even realise they are high risk that should be rejected.

Once you understand how the machine works you realise the rules are only guide lines fashioned to meet the goals of different investment strategies.The 2% rule is better suited for those interested in paying off properties, which personally I do not support as a investment strategy, as opposed to those seeking realistic cash flow.  

For me,I am currently reading up materials from here and other sources on property investment.I see that based on future projections, I realised some of the investment opportunities available in regions like NC, cleveland(not east), arizonia region.For hawaii, I would need to do more research on it first.

Before this, I worked as an author and worked hard to promote a self-published novel, only to realise that I would probably never recoup my expenses.  

I'm starting to realise that wholesaling has a low barrier to entry but a steep learning curve

Owning as opposed to renting is far more expensive and normally over the life of home ownership it will cost you more than you will ever realise as a benefit.