At that price point, your renter pool is incredibly small.

No pricing tool is set it and forget it that I am aware of, however I think PriceLabs is the most user friendly for small unit portfolio and I think the price tag is definitely worth it. 

I am currently looking for a small local bank or credit union that issues lines of credit collateralized with investment property.

Quote from @Maria Jeanette: I am considering using Equity Trust to set up a self-directed IRA to purchase properties.

I used a LOC to build a 12 site RV park in a small town, opened it up and 1.5 mnths later, I'm full occupancy and servicing the debt (some of it at 8.75%) & cash flowing.

I think I will take both of these directives and try to find a happy medium.Kevin, sounds like you're a bit new to this and while I did not read all the way down I will offer some advice I did not see up to this post of yours.

Starting small close to home is a great plan.

We got a small drop last month but nothing worth bragging about.I was thinking of doing a refi with dropping rates but doesnt seem like thats in cards currently...Thank you The bond market happened.

First, almost all properties are either placed with a broker for sale or directly listed on the major property sale websites.

You can ask the Qualified Intermediary directly when they refer you to someone whether they are getting paid for the referral or merely referring you in order to help you.