Looking for the best way to purchase another property with minimal cash up front.

Just starting off, I am wanting a cash flow 4,3, or 2 unit property.

Then there's other factors to success especially in a heavy lift like this, some of the most important in my opinion are Being on site regularly to manage the contracting processHaving a lot of cash reserves - 'a lot' imo would depend on how thorough your current bids are and how old the property isYou mentioned it's bleeding cash now, whatever your timeline is for the property bleeding I'd double it and see if it still makes sense. 

I've wasted decades being an employee, and I'm ready to get out of the rat race and start investing to provide homes, jobs and communities!

I guess I really just want to gain experience so I can provide value to others in the industry.

Full-service property managers" or Turnkey providers aren't really a thing in Columbus because if you want a deal that makes sense you need to source it yourself off-market to add value and provide it to clients.

It has positive cash flow of $150/month.

Or should I wait for mortgage rates to come down and do a cash out refinance?

As Preston said, you can search on BP, but you will only see the service providers who are paying to be shown.

It is hard to pay the price of a ready to rent property and get it to cash flow.