It sounds like you aren't the type of CPA that needs to acquire your own business-meaning its a completely different ball game when you are solely dependent on yourself to generate leads/business.

I just heard someone very experienced tell me that RE investing is an insiders game.

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.