Limit yourself to a small area.

This includes but is not limited to marriage licenses, divorce settlements, child support, liens, bankruptcies, or judgments.

This will likely help you exit profitably or close to it without having to put more money in to it... of course you will not be recovering your money until the term is complete.The advantage of the above idea would be to allow an investor to own/control a property with limited out of pocket expense as opposed to purchasing the home for all cash and funding the entire rehab.

@Sean HarrisonIf you're self-employed, you might be eligible for a Solo 401k, which offers many benefits over a self-directed IRA: Compared to an IRA, Solo 401k contribution limits are roughly ten times higher.There is no custodial requirement for the 401k.You don't need the additional expense and administration of an LLC to have checkbook control.There is a built in-Roth component whereas IRAs are either traditional or Roth, not both.A spouse can also participate in the same Solo 401k plan.The Solo 401k has additional tax benefits over an IRA when investing into real estate using leverage.The penalties for prohibited transactions are less severe, though it's best not to utilize this benefit :)I'd recommend you reach out to a few providers who regularly post here on BP to get a better understanding of your options.

When I started to build my list, there was a notice on the page that data from Kansas was excluded.How are other investors in Kansas building these lists given this limitation?

Good thing I didn’t specify upper limit 😀

Due to the VAs loan entitlement limits I can purchase up to $312,000 without a down payment.My home has gone up in value quite a bit in the last 2 years and I believe (will obviously get an appraisal to know for sure) it is worth $205,000.

Well, a year is coming up, so now I am looking for a quad again to do that, but the inventory is so limited, and the ones that are available now aren't really in the area I want or the price range I think they're worth to make sense for me.  

If you are looking for something newer there is a limited supply of 6 unit apartment buildings built in the 50's-60's as well as an abundance of 1950's-1960's single family bungalows built in a lot of the suburbs.

Pay $10 and the limit doubles and you can accept online rent payments.Cozy.co is similar.Search this forum or Google for "Property Management Software" and you'll find a plethora of informative threads.