I've been running an experiment (sort of?)

This is a sneaky way to do it, but it sort of works.  

I am still trying to sort trough Tax implications etc but ready to talk.

The debt service is too much and will kill your cash flow for any sort of rental.  

My hunch tells me that probably isn't enough, but I'm not sure if there is some sort of formula that many of you use, when it comes to this. 

I listen to BP podcasts, plan on going to REIA meet ups, have sort of a newbie mentor, and have an investor-friendly agent referred to me by my mentor.What additional steps can I take to find my first deal?

It is sort of driving me bonkers. 

I don't know if I'd get anything but maybe they'll give me a credit of some sort. 

[email protected] you What sort of cash do you have to play with?

You are better of using the "similar sales" and sorting by distance.