Make a regular schedule and it's easier to stick to it.

You can also door knock, direct mailers, etc.Many whole sellers that claim to have deals fluff the numbers to make it sound better than it truly is.

Work your way up in quantity that will ultimately allow other people budgeted and paid for Property Management Company running the daily operations and you are responsible to manage the management company without having to come out of your own pocket.I have heard that it takes about 30 units before you can afford a management company as a regular expense that property will pay for. 

I agree with Randy, before we even show the property we include the qualification requirements in the listing, when we talked to them on the phone we review them and ask if they need the minimums, if so then they can see the property, if want it they do background and credit check and we stick to our minimum requirements (this is what protects you for discrimination claims if you set these requirements and stick to them).

I've had numerous repairs done on my properties, and I'll be adding some appliances which should be able to be claimed on taxes this year. 

Utilize open houses and door knock regularly.

With that said, if you go regular FHA the house needs to be near perfect.

@Eric A. and @Hubert H Byron III - I use a regular battery operated Kwickset #913 style lock on my SFH rental properties (all LTRs). 

Also, since you say, it is 3 bldgs of 4plex each, you may want to see if you can get 3 individual loans as regular mortgages rather than a commercial loan for higher interests.

You can try small claims court to get something.