I'm just starting so i have a lot to learn.

@Joel Owens I think you're overlooking the fact rent control helps landlords who know how to game the system.

Its the city workers and courts systems, rather than the tenants, that are the worse.

For the rest of the country, the chances for such people to make it will be more in winning Lotto than dealing in real estate. 

I'm still working on making sure my systems are on in place before I purchase a multifamily.

Yes, I'm still seeing recording take up to 90 days in some locations...in others it's only a week or two...The three MLS systems that I'm a member of all have requirements that property status information must be updated in the system within a day or two -- if you close on a sale and don't update the MLS listing within a day or two (specific time limit varies based on MLS), you will get fined.I don't know any agents who ever even check on the recordation status of their properties -- the closing agents generally just tell the buyers, "If you don't get a stamped deed back from the county within a couple months, let us know..."

Is it possible for an investor to gain access to the MLS without an agent?

These cash-flowing houses may have clientele with job issues, often late pay troubles, and if you buy older houses, these will need major systems repaired or replaced. 

The houses that are $30K have old systems and will require more repairs.

The difference between new business failing and new franchises succeeding is franchises have perfected a system that’s has proven to work time and time again.