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. 

We have up to 30k at the moment that we are willing to invest in order to preserve a healthy cushion of 'just in case' money.  

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.

Live in a cardboard box as long as your family is safe, happy, healthy and gets a good education! 

@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..

I'm referring to visual boards, healthy life style, changing limited beliefs.