Materials don't mean a whole lot in the houses I look at, because I hold everything I buy and rent it long term, all <100k houses.

Some of the other info you wrote really sounds like sob story material - the landlord has no obligation to find out that your student loans that are supposed to be deferred are in collection, or that your car note wasn't paid - but the LL does have an ethical obligation to provide you the information that was used to reject your application, since they collected your money. 

Luckily, I am partnering someone that has serious knowledge about rehab and material costs.

When venturing up or down (depending on your perspective) the rabbit hole that is RE, it's tough for a newbie like myself, I've discovered, to delineate b/w buying the home to grow old in vs. a property with an eye towards investing.  

I live in new york, I did one flip but I'm not able leverage myself in ny neighborhood , would you recommend any other state which I can invest and I'm not sure how to find the wholesale property for the appropriate s...

I am reviewing the text and other material before I take the state exam.

The market has been tough to locate deals.  

You have to measure and refine, based upon the specific strategy, materials, timing, criteria, etc of your particular activity. 

But, I am in a tough spot.

@Richard Roberts You're right that prices are steep in Raleigh and that it can be tough to find a property that cash flows well and really "works."