You can also drive around your neighborhood and identify properties and reach out to the owner and ask are they willing to sale their property.  

Once we identified our target market, he led us on several walk-throughs of a variety of price points to help familiarize ourselves with available options.

I've been listening to BP podcasts for weeks now, reading the recommended books, watched a webinar, upgraded to Pro and identified a multiplex that we're analyzing.

Just tell him to leave his wallet at home.where and when is the seminar, I may either know someone going, want to attend myself, or i can potentially identify the validity of it.thoughts?

You'll need to identify the revenue & expenses by property.  

We've got until Dec. 29 to identify our 1031 exchange property, but we don't want to rush into the decision, so we've been spending all our weekends looking at places, both on and off the MLS.

Along similar lines, I don’t love the fact that the lease identifies this money that you receive as “liquidated damages.”

One final tidbit, there has been consolidation within the lease buyout industry, with many in the industry funneling deals to a few players, which does not always result in the best price or terms.We have identified over 12 unique buyers for these assets including the larger firms as well as low volume independent investors.

So I think the top priority right now is to find a good realtor (who's not family) and identify specific comps.  

I would agree with @Jeff Burdick as it will be a bit difficult to find for under 200k but we can work to identify areas and properties that fit your needs