I do generate some sort of income on this property in part of that I am renting a room out to a guest, but I do not want to bank on this person to keep me afloat.

Podcast 91 with Ben Grise has excellent advise on putting systems in place with your lead generation and direct mail in general.

I currently have about 20 of my own units, and am looking to generate an additional source of income.

Does anyone else use AgentPro247 to generate mailing lists?

At the same time you do need to have a least a little bit of patience for these methods to generate enough leads.

Hi Crystal, Please see my post at http://www.biggerpockets.com/forums/311/topics/195...The only area I almost closed a deal with positive cash flow in California was Fresno, which I offered $235,000 for a 260K 4 studios, a 3bd 1 ba  and a 2bd 1 ba next to the hospital in downtown Fresno, which would generate $3,500 with definitely some nice cash flow there.

Saves him time in generating reports and taking photos of every little thing.

You can search by sale date (say after 05/01/15) and generate a list that way.

Because of your situation you should seriously and as a matter of urgency consider the FHA 3.5 % downpayment for owner occupied  triplex or quadruplex purchase.you could also benefit from rehab loan if you need to fix the property and hold to generate rental cashflow from this multiplex investment property. at the end of the day you wont  even need to spend half or your 20k.  

Last month my wife and I successfully bought two duplexes in 27 days, increased our net worth $70k-$80k, and after 1 is rehabbed will generate over $2k in gross rental income.