For me, I realized most of my business comes from listings, so now I focus on procuring more listings.

Ideal property would be a small office building, or small flex space in the San Fernando Valley area.I am sending out direct mail to property owners that i have procured through property radar.I do also have my license, but its not active.Here is my question.

Offers, deals, and buyers procured during your listing will result in your having to pay commissions to your LA anyway.I always try FSBO first, then exclude from a future listing any buyers I procurred. 

So far my wife and I have accumulated 5 properties in the Baltimore 21213 and all properties are rented.Our next step in our 5 year plan up to now was to procure a portfolio loan form a smaller bank.

All I do is procure a buyer.

The most obvious ways of locating foreclosures by getting a list of recent default filing notices or procuring  foreclosure lists may not yield the results you want readily.

-PRJA good and experienced demo contractor in your area is the way to go if you are able to procure the property.  

You must procure a flood elevation certificate, approx $600, from a reg land surveyor or engineer before I can quote.

Once you do decide to procure your first rental, definitely lean on the BiggerPockets community as a resource; I'll also say that it could be worth considering a shot at a software solution built for DIY landlords (1 - 15 units) to bring some automation to the rental management process (just to make things much much easier for you)!

Of course if you could procure a lesser rate than they could obtain on their own, it would reflect positively on you.