@Mae Dungo I personally think that spending almost $20k is an exorbitant amount of money for a mentor.

Since you have mentioned cash flow is a big part of your goals - have you thought about private lending?

Families were still staying in hotels, not aware that for around the same price, they could be in a private home with a pool. 

So the effect is a confiscation of private property and a transfer of the property for no cost from the landlord to the tenant. 

And half of American renter households spend at least 30% of their income on housing, which is up sharply since 2000, according to Harvard University’s Joint Center for Housing Studies.

Clearly these are just example numbers, but it is how I would look at it.And then layer in if refinishing all the 1 beds is a $100k renovation, but converting into a 4 units is a $150k renovation, now you are spending more money to create less revenue AND have a property worth less at the end of the day.  

Or do they charge massive fees that private equity sponsors charge for their LP investors for buying businesses (2% management / 20% profit)? 

Private firm?

Now:You can spend thousands of dollars on SEO and PPC and still make no deals. 

My recommendation would be to partner with Realtor for referrals so you can spend your time on what you do best.Either way, with your criteria being so specific, you'll likely end up with quality leads and an additional income source!