I've called a few home owners who have props that I'm interested in(found on the tax assessment site and created spreadsheets by county for the land use codes Im interested in) but was wondering if anyone had any other ideas.Am I just being over anxious and should just keep scouring the MLS until we find something?

Its a tech systems for finding deals created by Connected Investor.

Instead, I want to find a single-family building with a little or no work needed and put in on market with Rent-to-own strategy so I can avoid major tenants drama until I create a good infrastructure for it (I mean the good processes of collecting rent, looking for tenants, evicting tenants when I need to, finding the best team I can trust, etc.).

Either way, you will build up the equity in the house sooner or later, creating your portfolio.

Here a good article https://www.biggerpockets.com/renewsblog/2016/06/27/creative-financing-create-wealth-grow-portfolio/or..

I am more than happy to chat with you about how we have created Debt free real estate investing on our way to 10 doors $10,000 monthly cash flow. 

My good friend (who has some experience) and I have decided to team up and work together at creating a strong portfolio. 

You probably underestimate the cost of creating and maintaining an MLS, and the man power associated with doing so though.

Your NOI is being compressed but appreciation has created a lot of dead equity. 

If you're try to create a backup plan for owner financing or assumption of their loan.