I've been putting up bandit signs all over Orange County, searching through Craigslist and sending out direct mail, but my phone hasn't started ringing yet with motivated leads. 

Hopefully you guys can guide me in the right direction!

@James KojoThis is good question, I also had this exact same question in mind recently.It looks like a lot of good commercial MF deals come directly from brokers before it hits the market i.e. loopnet.I read several people saying that deals go to loopnet to die...

Are you working with a Realtor, or negotiating directly with the seller?  

During the summers get hired as a labor with a general contractor then with a window company, a framing company and or concrete.

Being that this is your first property, I would recommend being less than a day away so you can see the property whenever you need to, and if there are any problems you can go directly to the management company and discuss without hesitation or much planning.  

I'll reach out directly.

Having one's vehicle(s) towed is a direct punch to the gut, it hurts no matter who you are in life. 

They need to change their methods and deposit directly to your bank in person or to you in person if their current process isn't working.  

Direct mail and door knocking have worked very well for me.