My issue currently is more consistent income as I'm on commission percentages as an assistant and carrying a mortgage while I theoretically would wait for renters would drain my resources after rent/food/bills.

So I would suggest you start with one or two marketing strategies and do it consistently for 5-6 months and keep track of the responses you get.

I have just receive an opportunity to purchase areal estate portfolio which is in another state, it consists of  duplex, quadplex, 17 unit apartment complex, and single family home. 

Don't be impatient, but be consistent. 

As for partnering with a lender, would you mind going in depth of why I'd need to partner with them and what the conversation would consist of?

I'd love to get started with a strategy such as house hacking a duplex, but it looks like I'm going to need to show at least 2 years of consistent business income (with extensive documentation) before a lender is even going to give me the time of day.

I have a long list of potential cities, but am having a difficult time narrowing that list down using any sort of consistent standards.

@Chasity CouchFind investors in your area who have a process of consistently finding & closing deals (you can look up who bought properties under LLCs, or just Google "we buy houses" or something).

And I look forward to @Mike Nuss providing a presentation on this subject for Oregon.Regarding the original question by @Steve Dunford, I've sent many mailers and consistently get a 1-2% response. 

go network in your local REIA, and show up consistently.