Most banks won’t lend unless you have some skin in the game.

new to the game myself and i know that Jaelin White who, even though is super young, still has alot of knowlege in that regard., look him up he has a course too

This is the long game. 

A bank is unlikely to loan you money if you aren't making any income-hence a parent cosign the loan.By renting rooms in a house to others, it should cover your expenses and if you buy smart and the market does well, be able to sell the house in 4 years and come out ahead of the game.

My assumption is the law applies to the property location, but since I am just entering the game I want to make sure I know which laws to follow.Thank you.

You are not late to the game.

Converting sellers is a numbers game.

You will find that next deal, it’s simply a numbers game, just keep churning along and keep solidifying your processes.

However, I developed my game plan in 2013.

If so, then fine, buy it and then figure out your game plan.