It sounds like they are just brokering deals possibly and taking the sales commission!? 

I think the first thing you need to figure out is what excites you about real estate and start becoming an expert in one area.

Upon analyzing the figures, with the prospect of a 1031 exchange involving the three California rentals to acquire five duplexes, along with additional cash investment, I could potentially generate $13,000 in monthly cash flow within five years (factoring in paying off the mortgages on the five duplexes).

P&S means purchase and sale agreement.

I'm in Philly suburbs as well we have 7 figure houses that need work sell for cash all the time so you should get some professional opinions before you FSBO.    

It also allows for a capital gain elimination at the time of the sale.

Put out signs and lockboxes for realtors.Cold call for a realtor or investor.Create a handyman or property preservation business.Become a notary, so you can close real estate transactions.Go to work for a courthouse data service, so you're looking at and recording the posted data for them.Work for an apartment complex leasing apartments or doing maintenance.Work for a property manager doing make ready.Do anything and everything in construction.Become a home inspector willing to work weekends.Work as a sales rep or helper for a builder.Probably all these positions could use someone that wants to work nights and weekends.   

Thank you both as I was following and couldn't figure it out either!

Make  sure the out price is true and not a hope because you maybe paying the loans off at the end of the sale with no equity.

This way you will only need to bring 15k for every 100k of purchase price (plus closing costs - figure 3% of loan amount).