We are looking to produce an income and value over time.

It can produce a great income, but it's a job and doesn't build real wealth.

My best advise is to make sure your team has an acquisition specialist that knows the areas and which ones produce the best cash flow.

@Joe Edwards-Hoff  Yes I believe conventional financing won't allow income producing agricultural property. 

    $100-$300/month cash flow produces $1200-$3600 cashflow with everything going perfectly.   

This will likely produce larger financial rents back to you as well verses renting out rooms in a SF home.Best of luck!

Has anyone had any success with buying motivated seller leads or buying into a website that produces them for you?

I would be happy to connect and chat; however, any type of income producing properties would require 25% down.

I know you're right Rob, just long term I want to be self employed.Building a life insurance agency can produce a lot of income in the long run, just takes some time starting out.

The 'what you get' for the money factor is highly applicable from Brookings to Astoria and licensable STR coastal vacation rentals are still regularly attainable at workable terms, Luxury and oceanfront and lakefront properties tend to perform above the 10% of valuation in gross annual income for prime coastal STR's and as an example I've seen a $2.1 Million Oceanfront home produce $300k in gross annual income.