Stuck - Next Investment Property

[Nathan Shankles]

I've got $40k in cash and a private lender who will lend me up to $250k at 4%, amortized over 30 years, due in 5. I'm looking for small multi-family that need little or no work and that cash flow at least $150/unit. I'm looking in 5 different markets, most of them within 5 hours of where I live (Fresno, CA). I think I need a partner or a mentor or just someone to help me be accountable in this process because I want to buy our next investment property before inflation makes my $40k into 20. Help, please.