There are multiple items at "play" so I may need to provide more detail to fully resolve the issue.Quick Background:Bought a rental property in March 2010 with financed alongside two friends/partners.

I guess what I am more so seeking is advice on whether to 1031 exchange for multiple single family homes, a few duplex or triplexes, or just an apartment building with 10+ units.

If you have a little extra cash you can always set up a VA (virtual assistant) to handle many small tasks that are involved in sifting through the rubble to find a great deal.  

We do have another duplex in the same area that the vacancy rate is around 2% because the area has 2 universities, multiple parks and is close to down town.  

Is it generally understood that in-order to get a pocket listing from a *commercial* multi-family broker, you will have that same broker represent both sides of the transaction (i.e. there is no additional "buying agent" involved?)

You need to have multiple different independent accounts of what a property looks like, inside and out, and what the properties potential is as a rental that will meet your investing needs. 3) Try to get something as turn key as possible.

In this market sellers will receive multiple offers on their property.

You can then send a letter to whatever that address is.Couple things to look out for: (1) type their name in the property appraiser to check if they own multiple properties - if they own 5+ properties it's not worth your time mailing, (2) many vacant or abandoned houses are REOs - make sure you aren't sending mail to banks, corporations, etc.Lastly, if I was doing driving for dollars, I would not mail a yellow letter.

I will never be happy with 300/mo of cash flow on my 30k money, I could so much more multiple that in a year, at least double in 12 months.

I'm going to reach out to our towing company and see if that's an option, it's much easier to let a 3rd party handle that process.Only downside is if you boot a bunch of cars in one location, could start looking like a ghetto, but I'm willing to try it.Tenants not in good standing will have to park way down the street type thing to avoid getting towed multiple times.