@Seth Teel, broker/owner of Somos Real is a top contributor here on BP and very active investor here in San Antonio. 

Sometimes residential brokers will have a listing, sometimes commercial, you should contact owners directly, find some wholesalers.

In my opinion, the best use of your time would be talking with investor-friendly agents and commercial brokers, explaining your criteria and actively following up with them.

I have had 3 specific investor CRM's referred to me for keeping contact with leads as they come in:REI BlackbookInvestor CarrotLead PropellerI'm curious if anyone has had experience with one or the other of these.  Or...

Here are some ideas for you:Talk to a investor-friendly mortgage broker and run him through the different scenarios of how family might be able to help you buy this.

My broker has a hedge fund that buys but they move entirely too slow and they killed a lot of deals cause of time and how slow they move. 

This would give you a great tool for your balance sheet as well as help with other accounting issues, and Is much faster.Personally, I think the best thing is a blend of Quickbooks and other “custom” reports.

Talk to local lenders, brokers and property manager.

Anything custom or upgrades they won't know, but that will soon be changed.

That is, after locking down a broker to hang my license with.