All this is in you to identify what best you can do with what you know.At the end, this partnership will build on trust or you won't be able to sleep at night.

By identifying properties with untapped potential and implementing strategic improvements, investors can significantly boost their cash flow and overall return on investment. 

I'm live in Old bridge, NJ and due to high property taxes in New Jersey, PA seems like the best state to invest in(Tavel time ) I'm trying to identify rental markets and research, while trying to establish a team.I've done some research and came up with a few areas in PA include Allentown, Lehigh Valley, Bethlehem, Scranton, reading and Kutztown I'm hopping to cash flow between $100-200 per unit is possible (with property management), and can reasonably expect some appreciation in the next 10-20 years (2-4% per year would be ideal, though achieving positive cashflow on my first purchase is my #1 focus).

Location is key in most cases to help identify your next purchase.

Just be cognizant of the timelines and start planning now, you must identify the replacement property within 45 days. 

Don't wait until you have the "best" software identified.

Most investors walk a building, identify windows and other benchmarks and rely on these elements in coming to their own conclusion on unit layouts and unit count.

I think you identified in your initial post that you are looking for help finding deals.You did not mention a market that you are looking for or what your criteria is.I think you would get better responses once you supply that information.

Get a new home inspection done to identify any serious issues.

Identify trends and plan accordingly when buying4.