I've actually got a real estate license here in Texas (Home Team of America) that I only use for my personal investments and to help out friends/family.I'm wide open to meet folks, add value to the conversation where I can, and soak up information like a sponge.I'd love to chat/network with other investors in SA who're actually doing deals (not kicking the tires).

You're welcome to stop by our local REI meeting.

So per the original poster, is the first property a bad deal as it doesn’t meet the 2% rule?

As a licensee ... you may be able to call yourself a "Realtor", that is only if you have joined their club. 

I joined the forum a while back but then quit.

In order to meet the 25% down payment requirement, we have to consider other avenues. 

I'd also recommend that you join your local REIAs (find them on meetup.com) and BP meetups in your area (here) as it's a good place to connect with investors. 

Will try to make it to your meet up next week!

If you have to go out and meet them anywhere off the "island", as in meeting them halfway, you lose.Two things to remember about negotiations and offers:1 - Don't negotiate against yourself2 - Patience wins, impatience loses3 - Sometimes the best deals, are the ones you don't make....OK, three things.

As Russell Brazil said there is a monthly meet up in the area.