Single family homes, multi-family fixer uppers, even commercial if it makes sense and between 100 - 120k.

I'm doing as much reading as I can to figure out the best way to get there. 

Assuming you have access to MLS (Multiple Listing Service, a place for agents to list deals).1) Look for deals that look like investor-type of deals (e.g. low purchase price, ugly houses, or sometimes MLS will even say what type of financing it is)2) If the buyer's info is there, voila.  3) Otherwise, contact the realtor to look for leads (that will be more of a uphill battle, but you never know...)

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

Good point - At least in FL, since I am licensed I can pay to the other agent's broker legally.We pay the same regardless if it is an RE agent or not, i.e. we pay that same rate to friends, family, current clients, vendors, etc.

Just because you're doing your own now, doesn't mean you will always. 

But there's so much here that its best to have a conversation. 

I'd recommend this strategy for a new investor vs. doing a HML on your first deal. 

Do you think I should give up all my profit to just get the first deal done? 

But we do not want to sell our current home.