As you scale, there are software tools, but right now that shouldn't be your primary concern.Another option is you can self manage, but use a PM for leasing.

I'm hoping to get into the multi-family game in a few months after I rebuild some capital.

I just received a letter stating that the only option they would offer me is a short-sale and that I was not eligible for a forbearance since I indicated I was interested in selling the home. 

I am currently looking at buying a new construction home as a long term rental property. sales price $214000. first my lender told me I can do 0 down. and I am really excited about this deal. but later he told me that am not qualified for 0 down because of my income. the other option is that I can do fha with 3.5% down, 6.125% interest rate. cash to close is $14000. my monthly payment is around $1575-$1590.it can at least rent for $1700 as a long term rental property.

But also, the founders of that company had built a multi-billion dollar real estate company, and thankfully the whole company was pretty open.  

Would love to partner with an experienced investor(s) here on a multi-family investment deal or something else that produces an income. 

I know cash is "king", but for me I would be the option #2.

I'm looking to invest in my first property in Denver and would like to acquire a small multi-family (3-4 units), live in one of the units and rent out the others.

Most multi-families are a few duplexes or a quadplex on a lot, but we do have an 18+ unit quadplex property.

2) Which areas within Orlando have a history of strong appreciation for small multi-family property?