Only concentrate on one at a time so you don't get frustrated or discouraged.

That is when we found a problem and what gave me a brain annuerism and a stroke just 2 days before my scheduled preventive surgery from a specialist.I am going to try to leave you out from my problems and concentrate on yours.  

So its just not one size fits all. its regionalized and frankly if these folks starting out think they are going to  be investors when they really have no money ... and no skills.. then well like you said 95% will never do a thing.. while most should concentrate of getting out of debt and increasing their earning power.you don't get wealthy or a lot of earning power in the leverage rental houses game if you do not have a lot of liquidity going in.. and or can attract investors to help you or other strategic partnerships.And like you said you been doing it 15 years.  

Where are low income housing units being concentrated?  

When you do your issues with your agent will disappear.Agents that primarily concentrate their business on the easier home buyer market do not understand investors and do not care to deal with the additional work involved.

@Nicholas TownsendI recommend you pick a niche you'd like to concentrate on and then ask for book recommendations. 

If you can, I would try to filter your list a bit more if possible (i.e. absentee owners with equity out of that 628) ... the more concentrated, the better.

Concentrate on girls for the next 7-8 years while they still look good and want to party....then worry about work.

Concentrated on interior architecture and communications arts/design in college and have an interest in investing and building equity through wholesaling then I plan to invest in flips, buy & hold and timeshares.

It can be complicated process to evict a tenant in CA.I'm not sure if it is easier in MO , but definitely consider it before buying the property.It TX for example (where I bought all my properties) evictions are very fast and simple (3 weeks till the writ of possession and than another ~week till constable arrives).You may also consider investing in larger multi family as passive or doing your own syndication..I've a meetup concentrating in out of state multi family.