It does make things a lot easier to just concentrate on finding deal then go from there.

Have you thought about geography concentrations or exclusions?

The way I see it if I net 20% its like getting 1property free for every 5, the economy of scale will help my current portfolio and the neighborhood will be that much more improved as we acquire more properties.Since I am averse to debt I would prefer to invest with equity partners and share both profit and risk.The Key to this idea is to concentrate the effort on an area that has good potential and a good start.

So let's concentrate on what you can do by yourself.

This group concentrates on 70+ units.

Apparently, it is a "mild" infestation, concentrated in a certain area of the house, an area of the attic.

I'm not a lawyer, but seems Andy Brown has good advice to concentrate on school and grades at first. 

With some patience it's possible to 1031 into properties that you end up living in and vacationing in while continuing to defer all of the tax and depreciation recapture from the past gain.When you start to move into this type of investing it's as important or in many cases more important to concentrate your due diligence on the tenant and lease. 

When you focus on your targets, it concentrates your efforts and helps you make the most of your valuable (and finite) time and resources. 

Key is to concentrate on yourself.