Not to sound disrespectful but even a blind squirrel will occasional find a nut.I ought to know because I've been both the squirrel and the nut.There is no perfect system, campaign or single message that leads to profits. 

Being a 4 unit mitigates that a little, but it's still a lot to sink into your first place.

Problem is that so many sales are cancelled, it is really a waste of time unless you put the systems in place to watch and bid on lots of properties.One exception though is if you are buying a property for yourself, and are willing to pay closer to retail, and just want it.

Check out the nearby members and network https://www.biggerpockets.com/meet, it will help you a lot to find partners that can help you out in investing.

I have some reserve cash, but not a lot to pay for upgrades/fixes unless I take a loan against my retirement.

Do you think my down payment has a lot to do with this?

I live in Oklahoma and so far find most owners know what their properties are worth so there is no room to raise rents right away) but if I did have the money I would so join his Deals and Dollars Club for the cashflow properties his handful of students who could make his system work offer for sale. 

I know I have a lot to learn.

Hi all,Due to my day job, I've been getting to know the LV a bit, due to visiting the hospital systems up there.  

I don't think this is any different from ones used for Multi FamilyAppfolio and Buildium are very common for property management that has built in accounting system