If you are willing to live in urban areas you may want to talk to a local bank in your market and see if they have any incentives or grant loans for certain areas.  

I do recommend creating (and keeping updated) written policies for all of your leasing and screening process, and making them available to folks during the application and screening process (talking about, sending links to, emailing, & reminding, the more times they see it the better even though they likely won't read it).

What are your thoughts about talking face to face with the previous owner? 

Most commercial lenders want a 680 credit score,  or they won't talk to a borrower.      

Ive also asked if they have other previous borrowers that I could talk and was told no for their privacy.

The first step is talking to a lender and getting pre-qualified.

Once you identify a good PM, talk to them about transferring each rental as they become available.

Talk with the syndicate/Reit and your tax person. 

Some lenders will fund 100% of the deal + renovations if you are experienced.Wholesaling is possible but be mindful that it is a business, you don't make any money until you can persuade someone to sell their house and then to find a buyer.I personally think its easier to be an agent, still a business but there should be people teaching you and you have more of a reputation when talking to sellers.

What state programs are you talking about