@David Hudgik - I am an investor friendly agent in the area.

I always suggest starting with friends and family and even ask them if they know anyone who might be interested.

Like Brandon mentioned - you sound like the picture perfect classic "DSCR Loan" borrower - dscr loans are made for exactly this typically - LLC friendly and usually the best fit for when investors hit the 5 or so property mark and hit a roadblock with banks, cash etc like you desribed.Check out this 12-part article series published here on BP on all about DSCR Loans, hope it helps!

If your property is up to par you won't really have many maintenance calls except minor stuff such as plumbing clogs which is more likely to happen and requests to turn the AC up or down which you can do on your phone but other than that pretty hands off.Vacancy depends on location and your Padsplit property score the more comfortable you make your property (mini fridges, tv's, outdoor area) the lower your vacancy rate but you can expect about 10% vacancy factor in a Padsplit friendly area (centrally located, easy access to public transportation).

@James Wise  Jim being a close personal Friend of Clayton and Natalie you have any intel on this ???

If you want to remain friendly with the neighbor, I'd suggest checking out his unit and then running water all over the shower walls and putting some water on the floor around the shower/tub "pan" and around the toilet.

But in reality, reinvestment risk is real.In rentals, in today's market, there is basically no cashflow available after a BRRR and you introduce tenant risk into the equation and any longterm hold will have pretty continual maintenance.  

I found 4 acres owned by a friend who wanted to sell.

I have a large base of heavily vetted contractors that I can introduce you to. 

My friend who is in same situation get response back after emailing him.