While the $$$ would seem to be forming relations with property management companies, wouldn't the small fish landlords who might own a building with a tenant or two they likely rent out to pay the mortgage be good for quick deals as well as networking into neighborhoods? 

The time management you mention is real...my broker/manager told me, "Tab, this is a lot different than working at a weld shop...if you wake up and decide to go fishing or play golf that day, there isn't going to be anyone to stop you"!

Grew up fishing on Sloss Lake.Good luck to all.

I dont know if this is like asking a fisherman for their fishing spot, but what part of Miami is your market?? 

So many people out there fishing for idiots, and sadly many are finding them.

When I see a large fishing tournament announced I raise my rates at our Lake house.

We’re in the Madison area, let us know if we can grab a fish fry some time ;)

Getting into a property for no money out of pocket in this market will be difficult at bestThis is due to a seriously reduced pool of available propertiesOff market might be a good strategy but you will not the only buyer in the market using that tacticAssuming that you’re purchasing at or below appraisal, by using a first trust for no more than 80% of the purchase price plus a seller financed 2nd trust balloon note for the remainder, & your grant money to pay the closing costs (avoiding PMI) in theory would be a no cash out of pocket daalGift funds for any part of the transaction could also be used provided they are properly given… lenders have lots of rules regarding giftsAs a first timer buying a primary residence will likely be easier plus you can house hack the right property for cash flowBuying an investment property is a different kettle of fish and can have many more obstacles to overcome Cheers 

We're hoping the work can all be done fishing the wire through the walls and then through the ceiling/attic of each unit. 

May be buy some second hand fishing equipment if there is fishing near by.