Hope these suggestions help you out.

Thanks for sharing the information, I will look into all of the sites suggested

Be it Warren Buffet vetting a firm's IPO or one of our BPers finding a great property, either way I'm going to suggest that everything leading up to pulling the trigger qualifies as "work."

I highly suggest you to read, "The Ultimate Beginner’s Guide to Real Estate Investing".

I would suggest spending the few hundred dollars to test it from the get go just to make sure you don't find out too late and have done damage to it creating a "spill" which is a lot more money. 

If you have suggestions on funding sources would love to hear what you have found.

However, for the amount you have, the expenses and paperwork, I wouldn't suggest going down this path. 

The only suggestion I would make would be to find a local REI club and just network.

Many Realtors will suggest purchasing a property using a FHA Loan, to reduce your out of pocket money.

In Wisconsin, if your tenant has a lease, you have to honor it. however, I'd suggest asking the tenants if any of them want to get out of their lease early.