Start small with a multifamily property in areas showing job growth, population increases, or redevelopment potential.

You all need to go get regular jobs.

A licensed property manager should have access to the MLS which would put you on realtor.com, Zillow, and probably a dozen or more other websites.You don't need professional photographs, but they should be improved.

Your profit is the difference between your adjusted cost basis and your net sale.Adjusted cost basis is your cost of acquisition plus any capitalized improvements minus depreciation.It is very possible that you could sell a property you have refinanced and generate no cash at the sale but still have a big tax bill because you sell it for more than you purchased it for.

finding leads who are able and willing to sell off-market can be a full time job in and of itself.

At my day job (non-RE), we have a recurring vendor that charges us about $150K/month. 

You even graduated from IU so you have access to some awesome loan programs from IUCreditUnion.Keep your job and connections to buy a house, then rent out rooms to traveling nurses. 

As some background, I'm looking for turnkey or close to it and would be using a management company since I have a busy full time job. 

Focus on the value landlords bring through property improvements, market dynamics driving rents, and contributions to community revitalization.

Why was removing the remaining bit of tree overhanging your property not part of the job?