Venting issues at all for the dryer,, make sure you get that figured out..And good luck on the renting,Adjusting 50 to 75 bucks less and getting response is better than loosing a month.Pets.. might be OK but really jack up the pet deposit or do pet rent to make up for the damages they do..

I'm hoping I could meet up with a local RE agent that is also an investor that could bring me up to speed on the scene in Buffalo.

Go back and see what you did wrong with the first one and adjust your plan and system to best avoid it the next time.  

Any tips to kind of speed up this process?

You may find that after you make those adjustments this property will not cash flow what you think or need.  

If someone is hiring an appraiser for a pre-appraisal on their own property or for a mortgage adjustment, they already have an agent.Seller leads are out there for you like @Christopher Phillips said - FSBO, expired, landlords who don't want to do it anymore.

While many, many units in multis get me to the end goal, the exploration and research I've done around Commercial properties has me considering adjusting my portfolio goals.The goal is to get the car wash cash flow up and accelerate me leaving the "day job" to focus on my REI interests.

According to the current Shiller PE Ratio (aka Cyclically Adjusted PE Ratio, aka CAPE Ratio), of 30 we are at a height only matched by Black Friday and exceeded by Dot Bomb (ref http://www.multpl.com/shiller-pe/).

Happens, as does lack of due care for those who come after us - little you can do about that at this point.(2) Confirm with the former owner (in writing) that the original deposit was not in any way "adjusted" during the original term or the month to month period thereafter.(3) Confirm with the tenant (in writing) what amount the tenant paid for the SD.  

CostsAsking price: $87,000Purchase price: $76,000Closing costs: $1,125Due at closing $75,300 (after property tax adjustments)ARV: ?