I am looking for investors that buy homes in TN, MO, GA and OH that are producing a 12% ROI net , with good tenants, good neighborhoods and properties in great condition.  

Any advice on how to stay motivated or become more productive and aggressive?

My question revolves around peoples' opinions on how to best prepare myself to invest in income producing properties in the next 3-4 years in regards to 401K v IRA v highly liquid personal stock portfolio.I have read many posts on here referring to using self-directed traditional or roth IRA's as the vehicle through which to invest in real estate, but I am curious if I have not yet started a roth would it be better to start a post-tax savings/ investment account so that I can be ready to jump on a deal nearly immediately if one presents itself?

He has a good product so I figured his software would be just as good. 

I currently work for Firestone Building Products 2nd shift approx 50 to 60 hrs/week.

I've previously had some success direct mail marketing to probate attorneys for leads on distressed properties.It was over a year ago but it did produce 1 deal worth a $10k assignment fee on a distressed property.The one attorney that responded gave me that deal and referred me to another attorney who had a similar deal.

@Jim WilcoxI've been in sales for what seems like forever and I've learned you're never selling a product.

Its really the low end product that gets recycled like this.. the new buyer will do their thing and new owner will come in and the cycle repeats.

However I don't want to be spending my time doing non income producing task just for the sake of staying busy.Having less than 2 years of rental income I am unable to use my current rental income as "income".

One of the reasons you see so many people discuss FHA as an entry is because it has been a low down payment product for so long.