I'm hoping I could get some advice from this community on how to source off-market deals, as well as a pulse check on what I've been doing so far.

Our biggest question is how do we find the deals,find the deals, and close the deals?

@Paola AstridRecommend exploring as many sources as possible to get referrals AND cross-reference them to get as much accurate information as possible.Check out NARPM.com, BP’s Property Manager Finder (BiggerPockets: The Real Estate Investing Social Network), etc.Also, encourage you to learn from the mistakes of others - by reading posts here on BiggerPockets about owners not having their expectations met by their current Property Management Company.

I have many questions just looking at her accounts, the biggest is why all her followers look bought/fake. 

If I am able to source properties in markets with potential appreciation and (even if minimal) cash flow, after all expenses are covered and with a property manager, then it sounds like it wouldn't take up much of my time.

Having a main water source available is pretty important and not having it could affect your reviews.

What have you seen make the biggest impact ? 

One of the biggest drug dealers in WA state history.

But my biggest concern is that such a large expense for such a short time would not add as much value as what I'm looking for.

One of my biggest wins of the year came when I refinanced my mortgage.