You putting in $30K-$45K at year's end on a deal, with cash that you have accumulated with sacrifice, sweat, and discipline, is a huge vote of confidence to many prospective partners, and will make you very attractive. 

It helps you find reliable property management partnerships by giving you everything you need to make confident hiring decisions.

Working with investors is a new undertaking for me but I am confident that I can perform to the best of my ability for my clients.

but now I am just not as confident.  

Thank you for all your suggestions - I have learned a lot from this forum and all the advice has been invaluable in me having the confidence to remotely buy and self manage my properties thus far.

Begin by engaging at the local level, attending the REIA meetings in your area.

It's not logical to lose money and now would be a perfect time to get engaged in your business.

Doing your homework will give you confidence to invest and you'll have to do it scared.

I find it interesting your style of confidently assuming the future, then impulsivity based on that assumption.     

Can you get people on the phone, are they confident in their answers, will they provide track record, referrals, etc.