Besides local MLS, what are the best tools to find small, multi-family properties in Texas?

(I use a ton of online tools)How can I pay them?

Here in FLL the bigger homes do better, as they cater to larger groups.Also, I see you break out the occupancy tax as a line item.

Do this immediately.Learn SEO and constantly work on ranking your website.While you do this, learn about DMM and PPC.This will help you drive traffic to your website (which Google will notice) and you are then focussing on making deals immediately.The goal is to have your website be your main lead generating beast as the leads it generates are1) "free"2) Super motivated to sell (compared to any other lead generating tool)The only issue with the website is that it takes time to rank.

If you want PM me the address I can run it thru the tools I have available to confirm the occupancy and ADR amounts, the rest is just math and 'trust but verify' the Op Ex numbers he has provided. 

Seal the gaps and edges, make sure floor is levelish and free of sharp objects and debris every crawl has collectedAll in for everything, grading and plastic and sealant your looking at 500 bucks or LESS if you do it yourself and have a few tools and few hours of time.

The city and government there cater to the low income renters  that have been there a long time, making it difficult for the city to experience the same kind of growth and changes that you have seen happen in JC.

Especially these days when we have so many online tools, management is really not that time consuming.

Use a syndication tool such as Zillow Rent Manager to syndicate your ad all over the web. 

What kind of tenants do you cater to?