There are websites that specialize in matching the tenant with a prospective landlord.

I'm here for you ... but only if your effort matches your words.The business model isn't a secret.

Is it "bad form" to want your realtor to just lead you directly to properties that match what you want (in this case, cash-flowing and in my price range)? 

They did and it raised their quote $1,800, nearly matching the other quotes.

If you build a marriot style hotel and only holiday inn is interested, now lobby finishes will not match corporate standards. 

I am open to having someone mentor me if we can be a good match.

I came across this website the other day called cix.com. apparently it's a platform to match private lenders with investors or anyone looking for real estate loans.

Then start networking to find people that are the right match for the area of real estate you are looking for.

@Dan Handford: On top of the lease audit, if you want to be an extra careful, investor can get the tenant estoppel signed by each tenant before closing and see if they match the leases. 

He would be able to tell you if the deal matches your numbers.