I did some investigation and it seems like a pretty good cash flow scenario with low overhead.  

Anything one can do to get a more targeted list when low on funds is a smart play if the time investment isn't too great per property.

Preferably in a multi-family home in a price range no more than $200,000 in a kid friendly area with fairly good schools, low crime, and access to numerous businesses and shops if at all possible.

Fresno seems to have decent cash flowing multi family properties (at least on paper)  Thanks, yes Fresno is also high on murder rates and low on economic development, so be careful and do your research.Personally, long-term I still like Oakland and the East Bay, but I believe these markets peaked late last year and prices are currently flattening or are on the way down...your timing is critical.Here's the current cycle for MultiFamily, that shadows SFR most closely:

I know a lot of agents, but I have found that it seems to be hard to find an agent who is investor friendly, some tell me I am offering too low and I don't hear back from them, but I offer those prices because that's the price I need it at to make our profit.

I found BiggerPockets from reading "The Book on Investing In Real Estate with No (and Low) Money Down: Real Life Strategies for Investing in Real Estate Using Other People's Money".

All of my credit now is low balances, and on time payments.

There minimum investment is $10k (and they will consider going as low as $5k).  

I'd probably get a good cash profit out of it, even if I sold it at the low end.  

Planning is great - I never was good at that - words are easy to put down on paper - other people's ideas are fun to experiment with and can make someone new in this business feel good for awhile I guess.Over 40 years ago I can recall as if it were yesterday - I was where many of the new folks on this site are today - I was motivated to make money in real estate - had a giant desire to create a little success (the low pay awful job I had, and a jerk for a boss just wasn't cutting it  - but I had motivation - i discovered quickly that it takes more than motivation to pay the bills.So this one seminar I took the guru said "set a goal, build your team and find a mentor".OK - I set a goal to get rich in real estate - to buy one house a month and to quit my job.