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

Muskegon on the other hand has a good inventory still, so if you have limited cash and want to build up a portfolio of turnkey properties that area has opportunities, but the renter quality is lower as Bryenne pointed out.   

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.

My return on cost is good, but my return on FMV is low due to underlying appreciation outrunning the rental income.

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".

Is it mom and pop or more regional to national quality type assets?     

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).