I've picked the zip code I want to work in, am now studying the neighborhoods and watching for deals.  

Seems as if you need to study a lot of what @Brandon Turner does.

I've been studying the market for about 2 years now and hoping to land my first couple of deals this year.  

The land was formerly zoned m and with a expensive study done by a geologist we have determined it sits on 500m USD worth of high grade rock.

If you are not, then the only thing to do now is study, among other things what things cost!

But a lot of folks on this site cringe at paying for any kind of education  LOL... and some really cringe if your talking 10's of thousands because in their market that's the price of a dog gone house.Good luck with it.But if your on a limited budget and want a Career and not just try to make fast bucks then study and get a RE license and go into a niche of RE that interest you.. there is much more success generally in that then trying to wing it on your own... and if you get with a good brokerage you can earn and you learn.. not starve and go into debt. 

Let me suggest that you 1 - study your local Airbnb market.

which ever is shorter and faster I'll take it,it might be fun to just have my licence to invest in another state than my home state even tho money can be made anywhere.I just want the study and the exam to go smooth no stressing

If you were to pay for a site that had educational information, that was a self study from the basics to advanced areas, illustrated how to think relating the basics to strategies, gave solid advice about the business aspects, general business, then went further into structuring transactions and notes, what would that be worth to you?

The things I got out of it are the same you would get from going to REI clubs, get-togethers and BP - networking, case studies and tons of mentors and experts to guide you along.