I was mainly concerned with the lack of 3 unit properties being sold in the area and people offering over listing.

The potential downside is that the investment will lack the tax benefits of a Solo 401k or self-directed IRA.

Restrictions or lack of are more friendly in Largo! 

So to reiterate what you said. 1: True its because folks lack funds to do a proper direct mail.

,Not not really worried about what either of the real estate agents think or worried about future referrals as I don't need  their referrals.What I'm concerned about is my buyer borrower's lack of Reserves so they cannot contribute

You lack of response justifies my assumptions.

In addition to books, simply engaging the community in the landlording forums can provide you a wealth of info in this area, most of which is hands on (which most books lack).Vegas - You are in a perfect location (from my perspective) for landlording.

Where do you feel that you're lacking and haven't diversified to?

What it will require is that you have the skills, or are prepared to learn as you go, to contract for the improvements to turn the project into something that adds value.I'm not of the mindset of delaying entry into value add buying simply because there is a lack of experience.

The biggest reason I have seen many investors fail is lack of knowledge and lack of discipline to run whatever they are doing like a business.