The key is consistency.

We got in to see the house that afternoon, so quickly that the listing agent didn't even have keys to the place. 

I would rather they just go away and would be willing to pay them to go away (cash for keys) before I did this dealI hope that helpsJosh

I have a similar project going on and it is a pain in the butt trying to get ideas, and then trying to source the manufacturer and then vendor.

Here's the kicker, it is money from outside sources.

Also, networking is key, go to some reia meet ups if you can and meet some people here on bp as well, there are so many options, you don't need to pay.

We have professional pics taken of our properties, throw a few on Craigslist along with key rental specs and details, and include a link to our Facebook page with many more photos and information. 

The key is for the property to appraise for 40% more than you paid. 

Just for reference, on a commercial scenario, a good company can do a turn-key 100k jobs with no problem, but the question is, how secured is the client, how long can we get our money back, and at what profit margin?

They have lots of multis for under $200K and I even spotted a few for under $100K that are close to turn key.