I am an agent who has mostly worked with renters find homes to live in but have lately become fascinated with the other end of the spectrum which brought me to BP so I am eager to hit the ground running with some new clients.  

However, I'd have to partner with other investors (I'm on the "Poor Dad" circumstance of the spectrum with a growth "Rich Dad" mindset for the moment) in order to make it happen (the goal being to use funds from this first experience to put towards next property... to be rental... and continue in creating a portfolio).My question to those of you who may have started in similar circumstance (no money, seeing great potential with a zillow opportunity with land for sale for residential development nearby, etc.). how do take the next step? 

@Vishnusai Yoganand- thanks for the outline ....you are  covering a  wide spectrum .....1) with the  prices in the KING/ SNOH/ PIERCE  region being  hih - you are  right  in that it will be  more  difficult to aceive the cash flow you want   2) if you are loking at  purchasing a  1-4 unit rental - most of these transactions can have  " regular " resedential  loans  used......anything  larger than a 4 plex  will liekly  require  a commercial loan ....these are  very  different loans   3) I would  recommend  getting  pre approved for a  hypothetical  scenario  ( eg.  5 plex  purchase for 700K )  so you can   become  familair / aware  of the  fees  and  current loan terms  and  also to make sure you can be approved for what you may need ......I would also   recommend location a  commercial lender that  can essentially do the same  thing for you on a hypotehtical  commercial  property purchase    4)   100k-150k may not  go  very  far  if  you  are  buying a  comm property or a  3-4 plex  as these  requie large  down payments 

@Chris LeighHi ChrisI actually think that real estate takes on a broad spectrum ranging from pure “business or job” such as being a real estate broker/agent” to, on the other end of the spectrum pure investment, such as investing in syndications as a limited partner.The more active your role, the easier and quicker it is to replace job income.

You have the other end of the spectrum.. and Investor named Lance Robinson is posting about his success in turn key.. he called me a few years ago and we had a nice discussion.. and like I tell everyone buy at the top end of the market not the bottom he did that and his experience in TK in INdy has been wonderful.. 

marki am on the other side of the spectrum, has capital, needs local expert 

The specific areas of WNY usually fall somewhere on that spectrum.  

Unfortunately, your rents will not have a huge swing between both ends of the spectrum - it's just not the area that attracts the luxury apartment tenant.

Does anyone know of a agency/broker that represents properties on the more distressed side of the spectrum that have 8-12 units?

I think it is all useful and I can definitely use everything and anything as far as ideas.I really like the ideas of reaching out to people in the field across all spectrums from RE agents, brokers, asset managers, all the way to apartment investing groups.A great piece of advice is to find out (and write down) what I like and dislike about accounting and the companies I have worked for.