It depends on the number of Units, Residential or Commercial, Apartment Complex or mix of Single Family and Multifamily.Under 25 unit - Tenant Cloud, Rentech.Under 100 - Then Doorloop/Buildium.100+ - AppFolio, Yardi, Rent Manager.Apartment Management : Yardi seems to be wildly usedSingle Family ( Mixed ) - AppFolio seems to be popularRent manager has a good customer support team.

In your new hole, supplant with a high quality mulch soil mix.

I feel fortunate to find that one and the land its on is up zoned it will allow multi story mixed use commercial and resi and STR and is in the biggest city of the wine country in Oregon so upside along with it..

I know I do, can't bake a cake from a recipe to save my life.I could go buy a cake mix . . . one of those investing done for you things. . . and well I make a better cake there.  

is it through cold calling myself, through broker relationships, or a mix of both?

These areas offer a mix of renovated bungalows, new construction, and industrial conversions, with increased demand from young professionals.

For financing, you might look into portfolio lenders or commercial lenders in the area who could be flexible with mixed-use or multi-property deals.

Or is it ethereum or maybe a mix?

I purchased duplex last year in Charlotte and we have did a mix of short term/mid term rentals.

I like Columbus, Ohio for the great mix of both.