I personally like Texas LLCs because there is no annual fee and minimal requirements paired with it being a business friendly state.

So one option that you can do is pair up with a good local realtor.Offer him leads that don't fit your criteria such as retail deals. 

Shoes - For now a nice pair of Cole Haan dress shoe brown.

Pair them up with someone experienced you network with at a meetup or REA meeting.

I could go up to Autozone and buy a pair for probably like $10 or something but I just have the guys change them for me when I go and get my oil changed at one of those places where you just pull in the drive through.

If I buy a pair of shoes from the mall for $190 and sell them to you for $210 I didnt make a $20 commission I simply sold something for more than what I paid for it.

Googled it and turns out it belonged to an elderly pair.

I paid 135 thousand for a pair of Townhomes that grosses 65k a year + 280000 for a mfh building that grosses 120000 a year.

There is another fairly large segment of young parents with busy schedules who want an au pair suite (likely not renters though).

@Mitchell Jaworski cash flowing properties in South Florida are hard to come to, my advice will be to pair up with a local mortgage broker and secondary real estate agent more investor-friendly.