You are not going to find cheap, easily obtainable, and efficient.

That's a small market and it will be hard to find someone.2.

how do i find a positive cash flow properties ?

Instead of thinking everyone is n00bs, think of everyone as a potential partnership or source of marketing so that you can help them with the things you are great at, renovation, etc and they can find you the deal that you keep trying to find.

Being creative in finding properties they may be interested in?

Again, perhaps my naivete, but it seems to me that commissions are largely about "finding" a tenant, hence it making sense to get ongoing commissions as long as that tenant lasts.  

Did you get a chance to relax, tackle any new projects, or maybe even find some inspiration for your next investment?

I can't say whether or not hiring a property manager would be better for you - not sure where you live and if you have the ability to find maintenance/repair people in OK easily or not. 

Then charge her pet fees, pet rent, additional deposit and additional rent for the extra people and demand a 2 year or longer lease.Then you can get them a second room and find a place that allows dogs.Red roof Inn is cheap.Maybe just do a couple nights while the bathroom is being redone and have contractor work around them for the other stuff Tell the contractor you'll give him a bonus if he can work longer days and finish sooner.

I'm curious to know how others are finding their investment opportunities.Do you guys have a go-to realtor or network for sourcing deals like wholesalers?