We had to shop around for a minute just to find a place that would give us a "company" 401K plan since we're so small. 

Like @Michael Quarles and @Kristin Flores-Brockman are saying here.Occasionally there are investors who acquired an investment property with the intent to hold and put renters in, but find some unexpected negative catalysts that will impact their ability to rent it out.

I have been working to find a tenant but haven't had any luck yet.

You can use their 7 day free trial and just build up your list, and after your 7 days is done, use TruePeopleSearch.com to find phone numbers of the people you identified on Propstream. 

Great to hear that you’re focusing on small multifamily properties as a starting point; they can offer great cash flow and help you gain valuable experience as you scale into larger investments.

After locking up the contract, I ran into my first problem: I didn’t have enough cash buyers.

Had it with them for 6 months and they can't cash flow positive.

Interesting, how is the cash flow going with rent to retirement?

While Pittsburgh offers lower entry prices and a more stable rental market, the appreciation potential doesn’t quite match that of Mesa or Gilbert, making it a more cash flow-oriented market rather than one driven by property appreciation.Why Mesa or Gilbert Might Be the Better BetBecause of leverage, that roughly $100K difference in appreciation is HUGE because I've had investors just putting 5% into the deal (so a 5x higher roi). 

@Sanjida Rabbani, my real advice is: you need to find your balance of "learning" and just doing.