An assistant can do most everything that you need done and they work directly for you rather than a property management company that has several clients and you’re just one of them.Also, again, depending on the location of your properties, have you considered doing a lease with the option to buy?  

For all the deals here in South Florida, I'm not able to do 70%, and it seems like the profit margin is really small. 

But in reality you might just want to think about using a standard savings account And taking a hit from inflation on the cash because the delta from the higher interest account to the regular account is not really that much on small amounts.

I am adding about 20 more this year, but there's one small pocket I'm struggling with the financing on (honestly, due to Huntington Bank dragging their feet on items, etc.), so I'm seeing what other options there may be. 

For example, in Dec I had one property 100% direct/VRBO which historically 40% Airbnb.

You can target lists through a multiple list source sites, skip trace those lists, then market to those buyers through cold calling, SMS campaigns, direct mailers, and/or door knocking; amongst other routes.

I would suggest you getting on mailing lists of seller carry back notes and then market to those folks directly I get letters all the time on my seller carry backs that I do.

I would start with them.I am not based in LA, so I don't know your exact laws, but I think I can still provide some initial direction for you to find answers, and maybe offer an idea to research.  

Most importantly, enjoy the journey and celebrate your achievements, no matter how small they may seem.

.• That the grantor/mortgagor was insolvent at the time of the execution of the deed.An estoppel affidavit (executed and acknowledged by the grantor/mortgagor, attesting to the fairness of the transaction, the consideration exchanged, the value of the property, and other factors showing an intention to make a genuine transfer) or a recital (inserted directly in the deed) are supporting documents used to forestall challenges to these transactions.State law and local title standards must be consulted in regard to the consideration and treatment of deeds in lieu of foreclosure.What a GREAT post!