Found it on MLS and my broker negotiated using my budget and financial situation.

Create what their typical monthly budget would look like. 

I budget a bit higher than normal for capex/repairs, and it produces a good amount of income.  

Currently self managing but as the portfolio keeps growing, entertaining the idea of using property management.

One important detail missing is the reno budget on that property. 

I use: Tenant acknowledges common area amenities such as pool, patio, lawn, and entertainment space outside the unit are maintained by the HOA and are outside the control of landlord and as such, landlord cannot guarantee their continued availability.

I have a multifamily owner i cold called he said he would entertain an offer for 510k.

Spend $300 buck on a decent list or spend $30 in gas to drive for a week, just depends on your situation and budget.

Second, with a budget (Downpayment, closing costs, holding costs, rehab budget).

Just brief conversations with one contractor who built a house on my street, and with another gc acquaintence, and the actual budget numbers provided to me by my neighbor who built across the street.