Offer your services to mom and pop or PM companies Looking to get a taste of REI but not quite yet? 

It's a unique facility that serves functional activity such as YMCA.

It's a good thing I'll be able to adjust rents up however, because operating expenses have gone way up also thanks to steeply increasing property taxes, insurance, utilities, lawn care, snow removal, appliances, hiring anyone to do anything, materials, price per square foot to remodel, etc. all goods and services have gone way up.  

If you have legitimate self employment activity then you may qualify for a Solo401k which has many benefits the SDIRA does not. 

At this point I would put your PM on notice that you are going to go by and inspect in 45 days and if anyone is on the premises that is not named in the lease agreement you will be forced to terminate their services.

propstream or some other list service filter and make a list use a list service to contact owners via cold calling, mail marketing, texting etc Once the owner is contacted, get the condition of the house, pictures and get a contract signed 

Anyone use their service to set up an AZ limited partnership to protect your investments?

Does this service exist?

It is also a little riskier inasmuch as you need to cover the debt service, whereas buying all cash you only need insurance and tax money.

In my area there is a handful of great groups that also have active FB groups.