Offenses have to be much more egregious than this for different levels of government to get involved.Good luck.  

I enjoy doing a lot of the work myself and want to take my investing to another level.

Especially one where the house needs a lot of repair...Mailing to a blanket list of absentee owners seems like a waste of time/money because you are mailing to a lot of houses that may be in good shape and could be sold on a retail level. 

Mohawk makes an entry level one.

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.