I am spending a lot of time educating myself on REI but i think it is a time to take action!!!

On to my question.I'm reading "The ABC's of Real Estate Investing" by Ken McElroy and I decided that I really need to take action and purchase my first MFR property this year.  

What more research outside of learning through action would you suggest @Steve Yoo?

Just take action.  

You have come to the right place to get focused and start taking action! 

Recently (last year) I hired a management company to help me out as my day job working in IT has consumed much of my time and I wanted more time to spend with my daughter.

Paying off the line with all proceeds from all cash-flowing properties I have will help us expedite the "rinse-n-repeat" model giving us flexibility to have some steroid growth style action for our biz.    

@Daniel Cuevas, I believe a key action in your process is going to be sticking to the direct mail campaign for several months.  

On to my question.I'm reading "The ABC's of Real Estate Investing" by Ken McElroy and I decided that I really need to take action and purchase my first MFR property this year.  

Sellers will defer maintenance, etc leading up to the sale of a property to make the numbers look better.The 50% rule states that 50% of your gross income will be consumed by operating expenses, on average.