I am looking at properties and trying to narrow my focus.

I probably would start with the cash offer and try to get the gap as narrow as possible before talking about sell financing.I would probably look up the IRS minimum interest rate for medium term loans and set something up with that as the basis for the financing.It also will depend on how much equity they have in the property whether it really is a viable option or not.

I have been contacting sellers and have had good results narrowing the result with keywords such as fixer upper, must sell, handyman special, etc.

In addition to reading the Beginner's Guide, I suggest you just start reading some of the forums, blogs, and listening to podcasts about purchasing rentals until you start to narrow down what interests you most.  

Any advise here on how I can/should narrow my search? 

What criteria can I tell my list provider to narrow down the search? 

I know applying a band aid isn't always a good call, but if I can get a few more years out of it, sure, sign me up.

However, I narrow this down to a VERY SMALL geographic area.

@Jim B.  And

Having narrowed my search area to a few cities, I am looking for investors or realtors willing to trade lunch for a few hours of their time showing and talking about these cities/counties:Kansas City - I'll be there on Tuesday February 3Metro St Louis (outside of St Louis city) - Wednesday February 4Wichita, KSSpringfield, MOCincinnati/Dayton, OHIndianapolis, INLouisville, KYOmaha, NEPlease PM me if you are have small multi-family experience you are interested in sharing.Thanks in advance.Ivan