Personally, I think your better option would be to become a bird dog for an active investor.

That's hard, because they represent great long term B&H investments and REI's scoop'm up like candy.The best way is to  get a Commerical Buyer's Agent and have them bird-dog for you. 

I attempted to outsource lead generation to "scouts" (not a fan of the term bird dog) but have gone through countless people who felt they were motivated till they called 10 people and didn't get a deal.

Pecans, bird carcasses, corn cobs.  

WHAT AM I MISSING (aside from the obvious records that I would expect to accompany a purchased rental)?

A basic letter will accompany each resident's renewal notice 90 days before their lease expire.

Bird dog, drive for dollars, whatever.  

Anthony Bautista , Vanessa Vandervalk I kinda accidentally stumbled upon the Palm Springs area when my parents turned into snow birds and started "visiting" us, but going to Palm Springs to golf.

Any offer you or your agent presents needs to be accompanied with a pre-qual letter anyway so getting your financing squared away first gives you the ability to pounce on a property that interests you when that time comes.2.

We always like a new bird-dog, for example.