MLS is obviously the most competitive place and it's hard to find "deals" Wholesalers are good if you find a good one (this goes hand in hand with #4 since a lot of investors would prefer to wholesale a deal if they don't have enough funding instead of just letting the deal go).Finally you can start marketing yourself.

But on the other hand, a rising tide raises all boats so I'm sure there will be a residual effect on areas like Oaklyn /Bellmawr/Collingswood.

I like to be 100% hands on - a broker may be more interested in sealing the deal and collecting his commission than finding you the best tenants. 

I let my tenants know that renter's insurance must be documented before I hand over the keys. 

DSTs are 1031 eligible and can work great for people looking to avoid tax on their sale and just want hands off real estate plus the income. 

IF someone handed me $100k I would......put a 25% downpayment on a rental property and rent it out for 3 to 5 years and refinance and pull out my equity out, and put it into a larger rental property as a down payment...

However, if you are a now realtor knocks on a door or leave a flyer with no hand bill permit or local solicitation permit you may be fined by that city in most towns or cities.

I'm not afraid to get my hands dirty and work hard to create an unearned income machine for myself.Any advice on the best way to go about purchasing this property?

On the other hand, we would start to lose our $500,000 exemption (we are currently at about $422,000 in profit using the redfin estimate).

I've been listening to Cashflow ninja and the real estate guys about the infinite banking concept and I would like to find some first hand knowledge.