I also have rental homes and tried numerous different softwares to try and handle both and never found anything remotely adequate to do both.

It sounds like you've already taken the proper first steps, which are to learn as much as you can and then to define your investing strategy.Your dollar will certainly go further in the Phoenix metro area than it will in Orange County, and there are numerous 2-4 unit multi-family properties in Phoenix, Mesa, and other suburbs that are within your budget. 

Anyone offering loans with an ROI for the lender below an index fund better have a good explanation for why they are doing that.To wit: The 30YF Fannie/Freddie stuff can be down below S&P 500 index fund because Fannie/Freddie purchasing it on the secondary market amounts to a big fat subsidy. 

While I have never lived west of 75, I have sold and assisted clients in purchasing numerous properties all over the West side of Hamilton County.

I applied for a loan with a local bank after going through numerous channels with the major bans and finding out that was not an option. 

We have engaged an amazing bookkeeping company that has numerous real estate clients.

The most basic and logical explanation for something is often correct, but proving it can be a whole other ballgame.

I had numerous offers on the building and each realtor knew that I was paying no more than 1 1/2% commission.

The current lease if the current owner set the lease up by the book, should have the lease agreement and explanation as what to expect with the agreement and if the current or soon to be past owner did not set up the agreement “by the book/law”, you will need to go with the state laws from the tenant law handbook.

I am considering out-of-state and have looked at numerous markets (Birmingham, Kansas City, Baltimore, etc).