I don't know the costs of something like that in my area and I've been consistently looking.

I agree that some margins are smaller than others but we are still consistently picking up property that investors are making money on. 

I know I could try to low ball the offers but it seems pretty consistent in many areas.

I've gained a lot of interest and I'm hoping I can make the right moves to help my little family consisting of my girlfriend and 2 year old son. 

welcome @Kelly LeCroyIf I were you, I would find a local non-guru REIA, and show up consistently.

And just having some dirty dishes in the sink and some old or rotten fruit sitting on a table somewhere can cause them to multiply quickly.

But if you have a nice unit that shows well in photos and has good reviews, you'll tend for them to be rented consistently, and if you can have 4 small places consistently rented, I think you'll make more money than 1 large place consistently rented.  

I found a company that has construction, management and brokerage under 1 roof and operates in Indy, Charlotte and Kansas City..These markets have population >1 Million with consistent growth; Good jobs and low unemployment, inexpensive houses in working class neighborhoods that create returns of at least the 1% rule and are cities with excellent credit ratings allowing them to invest back into the city.My first purchases 5 years ago included visiting the company and interviewing the employees for the systems they use, inspecting the houses and then reviewing the monthly reports once the purchases were made.

You need to stay consistent with all of your properties.

If you can consistently meet with 2-3 people each week, you'll quickly know lots of real estate investors in your community.