Reading this book will literally add zeros to your bank account if you start with this system.I'd also recommend Gary Keller's The Millionaire Real Estate Investor because of the book's practical tips.

I've been looking on sites such as Zillow.com and Realator.com in order to practice analyzing potential rental properties, but I haven't found a property that provides positive cash flow yet (unless I lower the price I would have paid for the home significantly). 

I would say treat it like you're learning a new language where you read a lot and then practice by using it but also by speaking with people who know it to help you become more proficient.

My lender said we can not continue the process without having, practically a regular job because I have been self employed for less than two years.

Practice running #'s then make offers

It's ok because I'm a taticle learner, I will only get better with hands-on practice; constantly sitting, listening and reading is obviously not helping me.

Your likelihood of success depends a) you learning about the best practices for whichever area(s) of REI you choose to pursue, b) taking action on what you learn, c) not giving up when you face challenges, and d) building a network of people whose expertise, skills, and resources you can leverage to achieve your mutual goals (realtors, lenders, other investors, CPA, attorneys, etc.)Best wishes in your future plans. 

Was everyone of these things installed with best practices... you hope so and you'd like to think so, but get an inspection.

I have not come a across anything referred to as a "grant lien" in my practice.  

I just ordered some new lease forms.In practice, I don't think it'll make any difference for me, from what I can tell from the information in the links above.