I can offer a list of services I would expect:Leasing fee covers:PricingMarketingMedia advertisingMember of Multiple Listing Service  and syndicated to numerous internet marketing toolsRealtor referral networkOn-call 24 hours including weekends and holidaysShowing, screening and negotiatingCredit reportsThorough background checksDocument preparationManagement Fee Covers:Move-in/move-out coordinationMove-out inspections with digital picturesEnforcement of lease termsTenant public relationsTimely rent collectionComputerized accounting and property management systemsFunds managed by a trust accountTimely disbursement of funds to ownerMonthly statements covering all activityCPA ready annual consolidated statementsScheduled property surveysMaintenanceProperty Repair Services24 hour on-call service for emergency repairs including weekends and holidaysRepair “help line” service at no costReputable maintenance personnelVolume pricing on supplies and servicesSpring A/C service and lawn treatment at owner’s optionUpdating, decorating and refurbishing if desiredInstallation of security devices (locks, etc) as required by law

Are there any fund options that are performing better that you could choose? 

I just need the moolah but I don't want to make a move until I know the best route to funding my first deal.

You can pay him at the closing, usually with certified funds if you do not have a previous relationship with him, or you can simply purchase his agreement prior to closing and you are the party executing.  

In the alternative, instead of funding a 529 plan, you could purchase a rental property now and use that to fund college.  

Never tried the crowd funding site.

Ken McElroy has some good books on multi-unit investing which it sounds like you are capable of doing with the funds you have available.  

I pay private lenders 10-18% Installment contracts and notes funded by equity are not the same as cash funded loans Ned, many states have 10% on these types of loans, some float with a stated index. 

Anyone heard of or dealt with a new program called "Funding for Flipping"?

There are different LTV's for primary, secondary, and investment properties (SFR only).