Being a big Audible fan the Famous Four segment is drumming up quite a bit a business up for Audible.com as I keep buying books and running out of credits lol.

With the current influx of so much money into the rental property segment, based on what I have heard and read, even if I could raise the capital, large multi family (apartments) are not really an option.My area of southwest Missouri isn't a large population, so there are not to many opportunities other than single family homes that would be within range for me to manage personally. 

Let's just agree your target market segment is real slim on these.Now that is the case with distressed homes, but there are also 'motivated sellers' who just do not have time wait 45 days for your buyers with VA/FHA loans to close. 

That will determine which type of property, how to manage it, and how to get the best rate of return from it.Research your local market to see what the best real estate segment is and deciding if you are willing or able to manage that type of property.  

This may or not be the case with your agent but most work in the SFH first time home buyer segment.

You'll need to identify the market, segment and product type you want to compete in, get to know the agents, the comps, inventory, etc. before you jump in making offers, offers you may regret later.

Another indicator, this time from the commercial segment, is that the vacancy rate for offices in Kiev is currently 3% (three percent).

One would need to target that small segment with that specific need (foreclosures and probate sales as you mentioned) If those are the kind of deals you're looking for.

As a novice in this market segment, I have ZERO issues with partnering with a more experienced investor, and giving up a sizable portion of the deal in order to acquire it, and then refinancing them out once I am eligible to do so with the property in our possession.

In all of my research there are mixed feelings on whether or not there is a huge crash coming in this segment.