You need to analyze deals not just by the numbers but also by your own personal strengths and weaknesses. 

It appears we have very similar goals and different strengths.

I am realizing my strength lies on the opposite side of the spectrum from bookkeeping. 

For what you can do now, take inventory of your strengths and weaknesses.  

My strengths are definitely going to be in the remodel/rehab aspect of REI.

In my experience in the building and lending field.If your in a hot market and land is really hot... the sellers will know it and they will want POF right up front and serious EM deposits.. if you have neither of those unlikely you can put it under contract unless you have a completely unsophisticated seller... analyze your seller see where they fall in the above then play to your strengths.

I think knowing the local market and looking for inefficiencies in the market works anywhere, and imo that is a lot more important than the strength of the real estate market (assuming the area you choose isn't declining in population).

You have to find out what is your strength.

Strength of the rental market, and a personal visit to the property and the sponsors would be on my list for anything over $25k invested. 

Nice post and to make a suggestion.. your lead (the title) tells everyone what you DON"T have and CAN"T do and I think you'd be better served to lead with your strengths instead.