Specifically, I'm looking for a property management company who comes highly recommended, is responsive, professional in every way, and a real estate agent who can help me find specific types of income producing properties.

The properties aren't in the best of shape nor are they in a great area but they are in livable conditions, occupied, and producing about $1200-1300 a month all together. 

With 20% down, it would likely produce around $200 positive cash flow right off the bat.  

He is probably right as it is a really competitive area with houses tough to get in there even fixed up and ready to go.I am beginning to see that MLS might produce a deal here and there, but most likely it is going to have to be those off-market deals with a motivated seller as you said.

They want you to use a cashier's check or wire transfer to them and they will in turn do the same thing for the seller....give them cashier's check or wire transfer when it closes.Make sure you are closing at a title company.Based on your questions....I would encourage you to have a realtor or attorney on your team and advising you on contract, closing procedures, and structure of the deal. 

@Monique ODell I would purchase 10 - 200 unit complexes that produce 500/monthly cash flow on each door.

Do you believe that the increased demand for multi-families opens up opportunities in other income producing asset classes  (i.e. storage facilities, retail centers, industrial properties etc.)?

Given that we can field only such a low amount to purchase properties that we want to buy and hold to produce a stream of income, we are having trouble finding (as one lending company called it) the "unicorn" of funders, someone who would be willing to finance up to 100% in some deal created for this purpose.The properties I am looking at range from 65k to 109k, so we've been looking for anywhere between 70k for 1 property to 440k for 5 properties.

@Russell Brazil  YUP exactly right the agent write the contract  no charge they get paid for a closing.and a good agent or higher producing agent the title company just writes off the title report..

@Jonathan Trimboli In regards to per LLC Distribution, you should also look into these threads: - separate-llc-vs-one-llc- break-portfolio-into-multiple-llcs- should-you-form-a-llc-for-each-individual-rental-propertyYou should look into Series-LLC and see if that's an option for you - then you don't need to worry about this question, as you can place a property in its own children Series-LLC that you can form when needed.As for distribution, you can have one or more per LLC, and that depends on multiple factors:- property class - you might not want to mix A class property with a D class property in the same LLC, due to different tenant level- cash flow - you might want to keep your cash flow cow separate from the ones that barely produce- equity - you might want to keep the one with large equity in its own LLC while you can group the ones with little equity in another LLC (let's say you have one with 50K equity in its own LLC and 3 other each with only 10K in another LLC, till their equity grows to your risk threshold when you move them out in their own LLC).- number of units (in the case of MF)- location of real estateThe investor has to decide what mix is optimal for their situation + how-many-properties-do-you-have-in-your-llc