@Donna Arrogante You learn to work around it, accept the stalemate, and put plans on the table and revisit it every year.

.- Banks hate fraud, so they won't finance unless the "representative" at the table is licensed.  

I have my first possible deal on the table for a property that was purchased at a tax sale.

What fabulous experience you bring to the table, that is a leg up on other young investors.  

Not much of Texas interest me personally from a visual or beauty of the land stand point.. but thats because I was raised in Northern CA and live in the northwest.. were scenery is the name of the game..I just have a problem in any area were I can't see a mountain range in the distance so I get my bearings just too flat.. but again thats just me.  

There are many deals that are brought to the table by people that do not use their own money or credit...they simply match the deal to the dollars, and get paid to make it happen either on a one time fee, or monthly cash flow as a part equity owner of the corporation of a deal they put together, or both (my favorite).Time is of the essence, so I don't suggest you wait or try and save up money, learn a few techniques and then TAKE ACTION (most important part).

I strongly believe I have a lot to bring to the table, but a newbie is a newbie. 

I couldn't even bring a buyer to the table. 

I have direct access to a fantastic RE Attorney, can refer you to accounting people I personally use, and also am the Nevada Account Executive for a phenomenal Private Money Lender that brings an enormous amount of value added services to the table, along with our money.  

The state is known in their folklore from the 19th century as "Gold Mountain".