figuring that if I track and work towards creating and "presenting" 250 specific deals to my clients.My Theory being: Tracking "deals presented" will pull forward the need to go search and find deals, and will also drive the deals closed and revenue numbers, so we shall see but logics out to me so I'm liking it so far.

It took 6 months of market research (you won't reinvent the wheel), 2 months to build spreadsheets (analysis paralyze), 6-7 house tours (leverage a local RE agent), and 30 days to close with a conventional loan. 

@Jason Wray Thank you very much for this response ..I’ve never sold one of my rentals before feels like I’m cutting off a leg and paying close to 100k for cap gains is really starting to eat at me 😵‍💫Any chance you would be so kind as to send me a link to something in the ballpark of what you’re suggesting this way I can get an idea of area and what this type of property could look like!

Do you want something close to you that you can go look at for yourself or are you okay with investing in something far away that you would probably have to fly to if you wanted to take a look at it in person?

Net Sale - Is the contract price, minus the closing costs and commissions.adjust cost basis - net sale = net gainYour gain is made up of profit and depreciation recapture.

Pretty solid appreciation in that area with an average of 5-7% per year, and it's also close to a lot of industries like the Chrysler plant.

They are working for free until you close a deal with them. 

There's a few different ways to focus on a lower rate such as with house hacking and making the investment your primary residence, requesting a significant closing credit from the sellers for standard rate buy-downs (which I've had great success with recently), or utilizing lenders who offer short term rate lowering solutions such as 2-1 rate buy downs (again, ideally paid for by the sellers).

Am I borrowing their money and paying them after the deal is closed?

Looks like there is one program that has not closed yet in Ohio, maybe not the right county, but I would call anyway, they typically know who else could help.https://nlihc.org/rental-assistance?