Be focused so that you know that good deal immediately when it crosses your path.

To do it well you need very specialized expertise in abstruse things like capital account accounting, internal controls risk, cross collateralization, contingent liabilities, deal carve-outs, and many systemic risk patterns that by definition are impossible for the sponsor to design out without paying to pass this risk to a party who would charge more than the risk indemnification would cost.  

That would be a long haul from Green Bay, so have been looking near the IL border.

The fees are slightly lower if we cross collateralize - i.e. use one loan for both properties.

I'm looking to get into investing in real estate and currently have an off-market deal that I will be (fingers crossed) getting under contract soon.

That one crossed my mind.

Narrow down the list to help me focus on certain zip codes, zoning, etc by cross referencing with county tax data so I am not looking at thousands of properties that do not fit my criteria?

If you decide to cross the border into WI - the Kenosha/Pleasant Prairie market is seeing tremendous growth.

Jared, I am sorry, I'll take a crack it but I would not cross collateralize property to get a line of credit. 

You never know when our paths might cross buying/selling!