Find some areas you want to be and then look at the RE markets.

when your in a fund U have an interest in a fund that then has interest in RE and you are once removed from an control.

I consider the two best sources is from other trusted contractors and other RE investors.  

Yep, every deal needs heavy value add, complete re-tenanting or something else to make sense.

Question:Should I approach the seller directly or go through a RE agent?

They are even working on getting me the evicted tenant's security deposit, the missing JANUARY rent since the place is still empty, and covering the cost of my own manager re-listing the property.

We then re-iterate how rent is paid for us (we use AppFolio).

It ends when they AND their stuff is removed to the level that allows you to begin the re-rental process. 

@Mickey Petersen Like what @Alex Olson said, a 1031 exchange is a great way to diversify and further grow your RE portfolio.

For RE owners, death allows you to pass assets to your heirs and step up in basis, effectively eliminating recapture.