I recently became involved in the mobile home park industry with a new partner who has been doing it for a few years.

I remember before I got involved in real estate I used the podcast to collect as many ideas as possible, but when the time actually came I had serious planning to do. 

There are plenty of other ways you can get involved though...if you have the time knowledge is free and not hard to find. 

Ignoring personal time involved, strictly financially, you're wrong about efficiency.

What point do I get a realtor involved to handle the process?

Wholesalers are probably your best bet when trying to find a low priced property in order to cash flow.

I’m starting to get involved in multi family, I’m looking at 4 duplexes to buy all together.

Also having someone in the area that you can rely for unbiased feedback will help you a lot. bets of luck to you in your future investments.

So they go and list it on MLS for 260 it never sells of course because its no deal.it swings back to me and sure enough.. once we dug into it a little more these guys did not realize she owed 195kk against it and it was in foreclosure.. about to be lost.. so they had it tied up  had fouled up her title by recording that document and they were going to lose out. so long story short I told them I would give them 6k and the seller 5k. and stroke a  check on the spot for 211k.. and it was done.they were lucky to get that. but they would have had no compunction ripping 100 to 150k of equity from this older lady in distress.I leveled the house built a new construction that sold for just under 750k and we made right at 200k net profit on the deal.. but I would have passed if I thought these guys were ripping this ladies equity I don't care how much I would have made I can make that on another deal and not take advantage..now granted when folks CLOSE and then resell well all bets are off and its harder to go back and see what someone paid for things.. 

Most of the people that are involved in apartments say that the "season" and the economy does not matter much.