At 60K a house that puts me at a 3.84 million dollar loan. 25% down is 960,000.

You're signing up for an absolute meat grinder of a job with the hope that you can someday stabilize it and build something that could be put on cruise control or sold.As for tactical advice, tap into your network and alumni network.

It was ok for a newbie like me at the time however it was horrible.  

Pete aren't highly rated so targeting families at a higher price point for single family homes doesn't seem possible to me at the moment since these house are more expensive and most families will commute to private, charter or magnet schools so location doesn't mean as much.

I carry my phone with me at all times, and approve all requests within a few minutes if I can.  

i'm having a hard time to get a lender to get me at least $50k HELOC. 

That's been the dilemma for me at least... 

It's all Greek to me at this point. 

Pricing just made sense for me at the time.

As for myself, I have been an agent for 8 years and have been dealing with tenants and tenant screening ever since I started so for me it's something I'm good at, have systems in place to minimize the time it takes from my day, and is something I couldn't imagine paying someone else to do for me at this stage of my investing "career".