Some different ways that have worked for me are writing tailored letters to property owners who's property fit what I'm looking for (ie pitched roof, mostly brick, etc), sending emails and calling for rent ads on Craigslist and seeing if they are interested in selling.  

Goals!

I'd say it might be time to move on to an agent that's a better fit. 

Team up with the tenant to achieve your mutual goal which is to have a successful relationship including between the tenants and the relationship you have with them.

My goal is to do this with as little money out of my own pocket as possible.

@Joy FuchsI would say the decision needs to be based on your building experience and goals.  

My long term goal is to 1031 exchange a portfolio of residential investment properties (ideally all multiplexes, but probably some 1-2%/mo sfrs) into a larger commercial property, ideally 15+ units, with a much more hands off operation. with that in mind, would it be better for me to save up for a larger down payment and never live in my properties, only manage from within 50-75miles (my Dallas proper neighborhood is NOT in my current budget right now) or would it be okay to #HOUSEHACK my first one and then househack a second one in 18-24months, etc. anyone go down this path before that can offer some advice?

Just sell and move on.While I certainly want to make money on this home, my ultimate goal is to NOT have it cost me money to hold, while keeping it as part of a diversified investment portfolio.Did I leave anything critical out of the equation?

But if your goal is to keep your rehab costs low, it may be worth not doing as invasive of a project and going with the high velocity so you don't run into more problems when you start opening things up!

Having a clear, concise message about what you're looking to accomplish will help you achieve that goal.