I'd really appreciate any insight you would be willing to offer. 

Anyone with insight or just willing to chat.

Growing up, I helped my parents with their house flipping and rentals, so I've witnessed what REI can do, I just hate that it took so long for the light bulb to go off.Current State:I am looking forward to gaining as much understanding as books can give me, but mostly eager to acquire our first property and learn while doing.

With SFR thru 4 units, if an agent has the deal, it's only a handful of very well connected agents whom can sell something as a pocket listing so the MLS is usually the way (unless it's a super hot market).I just started with direct mail for my personal investments in NJ so don't have enough insight yet to comment on that.

The caveat is watch what you spend compared to what you expect to gain.

If the tenant will not grant access, your state certainly has laws on the books that provide the seller with the ability to post a notice in the door and come with law enforcement ad a locksmith to gain access.

also looking for mentorship if anyone could offer up some insight for this newbie. thank you all.

If this is your primary residence and you live in it for 2 years you avoid yet another charge: capital gains tax (probably 15% in your situation - another 15k).

City planning had lots of insight and a 'bigger picture'.

If not, I'll still probably gain valuable knowledge for my investing purposes.