How can I put this to work for me to help procure rental property without using all of my cash on hand?

You need to factor in at least 5-10%. also, factor in what your property management will charge for procurement (first month) and lease renewals.

My PM charges me 70% of the first month's rent but 50% goes to the procuring agent.

I believe Texas law requires you to make a good-faith effort to procure a new tenant.

That being said, the more important factor to consider is time to procure items.

.)#2 the procurement- research, purchase, tracking, delivery and receiving of product (can be done virtually as well) #3 the physical installment- this is where clients can save the most $$$ by doing this themselves.

The ordinances and procurement are very costly and time consuming.

I note slightly less because since they usually cannot procure credit, there is less risk of them becoming indebted beyond their means, so the income multiplier is more meaningful/accurate.A large percentage of my applicants and tenants in my main area I work aren't here legally.

Procuring new qualified and suitable tenants requires months sometimes, upwards of a year.   

Consider a proposal to seller; seller makes pro forma cap rate equivalent payments OR seller makes 100% debt service until new tenants are procured for 100% occupancy or 12 months, or some combo.