Consider a co-signer or learn the skill of sourcing leads and offering sellers a lease option purchase. 

I still have plenty more to explore, but am I just going to be treading water if I keep looking for contractors through online sources (yelp, homeadvisor) that won't blow my budget?

Here's your order of appearance:1 - Education2 - Money source/qualify3 - Education4 - Market Analysis5 - Learn6 - Sources or targets for buyers7 - Knowledge 8 - Sources for properties9 - More Money sources10 - ...I'm forgetting something,...let me see. 

There was one tenant that was sourced with the PM and she was a nightmare from the date she moved in.  

I have an eye for good design and can manage projects by sourcing good quality contractors for the best cost.

This is one of my favorite features of Bigger Pockets especially for asking specific questions.

Those are requirements, not just good ideas.You are incorrect in regard to the source of the gift being exclusively limited to family members.I believe that there are some other select approved sources, such as a close friend, employer, and a few others.  

Buying below replacement costs is one layer of redundancy, large down payments to keep your payments low is another, large cash reserves, geographic diversification, other sources of income, etc. etc.  

I'm fairly new to investing myself and have found that BP is a great networking and info source.

The dehu's will treat the high humidity but they will not address the source, which is what I would want to find.