I'm still in the process of growing my portfolio, but have heard others 1031 all their smaller properties into a larger building and have a property management company manage, OR, set up a seller financing deal with another buyer that gives you the cash flow you desire. 

That being said, and this is not for a sourcing homes for sale, but to source accredited investors in my line of work, the average marketing agency is looking at about $30-50/accredited investor lead setting up a call. 

You need to either, hire a competent property manager or GROW a BACKBØNE and manage your properties.  

At least 98% of the marketing I see and receive for SubTo is blatantly predatory.

There's a reason that people try to buy properties off-market and that is because you can find sellers who care more about terms than maximizing returns.So start with a conversation: you already presumably have some rapport since it's your landlord and you've spoken before.

design one for yourself. think about your market. like in columbus we have infill lots at 30x120 and so we developed and designed a house for ourselves. we build the same house and continue to Make modifications. it's the only new build we offer to build for clients. that's just my opinion. architects we didn't even use we looked at national builder Floorplans and decided. our typical lot is 3000-4000 square feet that we build on 

I have been investing in the stock market for 5 years and I am now transitioning over to real estate after doing my research on real estate for the past two years. 

You need income to qualify for loans, you can learn how to manage rentals well (something most landlords never do), you will figure out which communities/properties make the best investments, can earn an above-average paycheck, and may even find some investment properties before they hit the market.

Vacancies can hit hard in the summer if you don’t lock in year-round tenants, and SUNY towns can be seasonal compared to broader rental markets.

I'm curious to dive deeper into the Santa Fe market and would love to learn from those with local experience.