I've got the cash, I know the area market and I'm connected with an investor friendly agent, now time is the only missing ingredient as I wait to hit six months of employment at my current job for financing to pull through.  

Its a cliche but the simplest answer to your question is good ol' fashion hard work.

I had read a ton of books on real estate investing and Wholesaling was the simplest way that seemed for me to get started.

My heart burn with real estate property tax is that it is the simplest way for the government to confiscate personal property of those who have paid off their property but at some future date can't afford to pay property tax.

If you 1. are motivated, 2. have goals you are focused on, 3. have your finances in order, and 4. know people in real estate who are smarter than you, like you, and trust you, then you have the most important ingredients for success in this business.

This is the simplest method, but it also means your tenants are more likely to abuse the utilities by leaving windows open with the heat or A/C running, leaving lights on, ignoring the toilet that constantly flushes on its own, etc.3.

The simplest legal document would be a registration on title, of the payment schedule and agreement.

This is the simplest method, but it also means your tenants are more likely to abuse the utilities by leaving windows open with the heat or A/C running, leaving lights on, ignoring the toilet that constantly flushes on its own, etc.3.

Confidence is the main ingredient to be successful.  

The classic small multifamily (2-4 units) house hack is perfect for someone with a family and is the simplest to manage.