As an investor in a market where cash flow does not come often and appreciation is a bigger play, I understand your mindset. 

@Robert StephensonIt’s great that you’ve built solid equity in your current rental property— Here are a few options to consider:Cash-Out Refinance: You can refinance your rental property and pull out some of the equity to use as a down payment for another property.

I've got solid connects to them just being in the trenches; granted they are more connected and deeper I don't doubt I can get there just by being around and doing deals.   

I have a few built 90-100 years ago that seem solid with no issues.

Verifying last 2 years of rental history and income extremely important to find the “best of the worst”.Make sure you understand the Class of properties you are looking at and the corresponding results to expect.

As a CFA you probably know the old quote from Warren Buffett who said something like "buy what you know and understand". 

If you’re serious about buying properties and doing real estate, then I would suggest working with the CPA that understands real estate even if the services cost more than your average H&R Block or some TurboTax program you can buy.

Quote from @V.G Jason: First piece of advice....don't come here and tell people you have $200k to invest.Second piece of advice, understand what you want before you look.

I also used to use investor carrot but went ahead and went with Wordpress/ and payed someone on fiver to create my website which has worked but Now im really wanting to understand how to add and take care of SEO for my website to get more leads.I love everything about followup boss- but I need a dialer/ would like to text and would like texting campaigns.

Study what has sold at a solid price and quickly.