I'd recommend actually starting with picking a management company or two to work with.

  - When you pick a QI, ask them if they plan to wrap up the improvement exchange by either (1) an assignment of interest in the titleholding company or (2) a deed transfer from the titleholding company to yourself.

Have you ever actually picked up the phone to talk to someone?

I would rather be all in a duplex 110- 120k, with 900 900,  I picked up a 7 unit, all in 230k, rent is about 50k gross, net about 37k, All the best 

I just picked up a 2 br. all in 55k full reno, value about 95k, rents will be 1200, GREAT numbers. . about 20% net  

What are the best sites and what filters do I use to pick the best deals? 

You may network, meet other investors, and pick the brains of special guest speakers by going to these events.Make Use of the Marketplace: Look through the BiggerPockets Marketplace to locate possible partnerships, offers, or services that will help you along the way as an investor.Stay Active: When it comes to networking, consistency is essential.

Picking one niche is honestly the only way to create the right systems and processes to scale...I have been good at trying way too many things instead of being a master on one... 

You can pick who you want to live with.

There also is a lot more than just a promissory note and deed/mortgage to be drafted up so you might want to pick up a copy of my book Lend to Live: Earn Hassle-Free Passive Income in Real Estate with Private Money Lending available on BiggerPockets.