I did check Loopnet and it's all listed for sale by brokers and agents, so I don't think it is off-market -- right?

Too many new investors think that real estate is all about the cashflow.It's NOT! 

Start by asking for recommendations from local real estate groups, Facebook community pages, or other landlords in the area—they’re often the best source.What do you think about getting a good referral from a good property manager?

Hi Mike,Thanks for your response and invitation to the next investor meetup, which sounds great - but we will be in San Diego with our daughter and granddaughter from Oct. 1 -10, so we will have to miss it this month.Yes, Lee does know your wife, and he thinks she is great.

The Property Manager usually does light cleaning and repairs between tenants.Recommendations or another way to think about this? 

- The property is probably NOT as profitable as you think it is.More reality for you - how are you going to cashflow enough from leveraged rentals to replace your current income?

Similarly, if you put several Class D tenants in a Class A 4-plex, what do you think will happen to the property?

They can just be too hard to lease.On the other hand, if the area is doing well economically and its occupancy is currently strong (I certainly want a vacant or near vacant property) I think it's worth considering at least.

I think that a Short Sale would be the best option to get some discounts/concessions from the lender - however you would need to have a knowledgable Short Sale agent on the seller side.

@Tiarra Delaney I think the only way you'll be able to purchase a turn-key property as you describe with $10k is to house hack.