Started using Xero last year, as better bookkeeping was needed a new acquisition with a partner. 

This is where I would start if I were you—perhaps leveraging one of your existing properties.As a last resort, you could look for a partner willing to fund the project in exchange for a share of the equity.

I would like to start investing in real estate once I get situated down there.

I think when you start you need to make sure you work with people who are reliable.

Stay consistent and things will start to fall into place

Maybe when I'm an ol' head exiting the growth phase I'll start caring about paying them down, but I'll do that with cash flow not borrowed money.

If you used them to purchase another rental/ use for another business endeavor...the process starts over. 

You can assume about 1% in closing costs in addition to commissions so you're starting around 7% before the seller gets any cash at closing. 

Seconding what @Max Wilhite said, Multi-Family is a great way to get started.

You may want to start with the BP agent finder for those markets and then work with them to find good PMs and lenders.