Now months later, I've built my buyers list, established way better relationships and really got myself in line with well, myself.

And congratulations on taking an assertive step to build relationships and connections in your passion.This is a wonderful place to share information and learn tons of valuable resources and techniques.Be sure to stay connected, talk to everyone you come in contact with about what you're doing, set goals and stick to them. 

I think you are saying you have about 100k of equity to work with if you sell/exchange in which case I would suggest you look at MFR'S, either in close proximity to you as you referred to or even considering another market if necessary and just figure out those relationships you need in that other area the same way you would vet the turn key operations and resources.  

I have a good relationship with the property manager, and she has been responsive in the past.  

From what I've read and heard (and from common sense) it seems there is an inverse relationship between the quality of tenant and typical repair/turnover costs.

Build a relationship, so you can make sure they are someone who is going to actually take you down a road you want to go on.If I was financially ready to rehab/fix&flip houses, that's what I will be doing.Right now, I'm marketing for wholesaling.

My lawyer has a relationship with their lawyer so i would think that would benefit us knowing how things are moving along but it seems it's been the exact opposite.

As Jay notes, these can be 100% funding to established buyers, closing within a few days of the first phone call, non-punitive underwriting rules, zero junk fees (which borrowers absolutely hate), and the various accommodations that a personal relationship can offer if a deal takes longer to complete or has any issues.Don't minimize the relationship.

I would back up wegolook w/ establishing some relationships w/ handymen/contractors in the area of interest.  

You do NOT want to start out a landlord/tenant relationship on a lie.