If you are having a hard time finding deals I would expand your search area to a 1-2 hour radius.

As I began to expand my marketing for motivated sellers, I have placed citations on yellowpages, yelp, etc.  

We are  just finishing up a renovation that so far has expanded from $25,000 to $40,000 and he are hoping it will stop there.  

Currently, I'm looking to expand my portfolio from 3 duplex homes to +20 in the next 5 - 7 years.

You may even want to expand it nationwide as many lenders lend money from coast to coast.

In the words of Barabara Corcoran, if you are an "expander", find someone who is a "container" to compliment you.  

I currently have no experience in real estate, however I am very interested in getting involved in rental properties as an investor and possibly expanding into the professional side of real estate in the future.I came across the BiggerPockets Community when I read the book "How to Invest in Real Estate with No (and Low) Money Down" by Brandon Turner.

I like the Trust idea but could you expand on that a bit.Thanks in advance

Would you mind expanding on the CAP rate analysis?  

http://www.restonnow.com/2015/07/09/fairfax-to-kee...Fairfax to Keep Clearing Illegal Road Signsby Karen Goff — July 9, 2015 at 9:00 amFairfax County says its program to remove distracting and illegal signs from major road medians has been a big success and will continue.In July 2013, the county instituted a program to have the Sheriff’s Community Labor Force regularly pick up political campaign signs, advertising signs and more every week.Fairfax officials that crews picked up 14,000 signs countywide the first year and 22,000 signs the second year, marking the program as a success.Officials plan to expand the program with a second removal crew this year.The county formerly picked up signs only when there was a complaint.