I'm assuming this does what you want, at least on a very basic level.

You're talking straight up "C" level working class neighborhood at that price range.  

And you are not giving credit for the fact that an agent can negotiate down commissions or that excess contributions are commissioned at a lower level.

Single-family fits my comfort level, but multi-family numbers look better due to the little amount of reserve cash and wanting better cash flow to start.  

What has been your path, high-level, in getting to managing 20 rehabs?

Go meet with someone at a local firm with "Lending" or "Mortgage" or "Funding" in the company name (that right there tells you their #1 priority isn't "open another checking account" or "establish an ATM machine location" at an institutional level), that lives and lends in the community they serve.

You're safe because I haven't ever planned on speaking there.If you are a lender, suggest you chime in with your area of expertise and knowledge in either hard money or conventional original, as is appropriate for your level of experience and working knowledge.

Each brokerage is "responsible for you" until you go out on your own so recognize that there is some level of control on your activities.

It was way too big of a job at my skill level.  

There are lots of different ways to go and I find that most investors I work with have a preference that excites them and also balances their comfort level.