There is no self promoting but there are great turnkey providers in TX.

If anyone can give me feedback on which direction I should begin in as a beginner investor I would greatly appreciate it. 

At this point that request for mentorship will be meaningful when you engage mutual self-interest.

Investors generally want to pay for direct labor and direct materials and not pay for the contractor risk (OSHA, aebestos, LNI, litigation, construction defect risk management, lead based paint, surprises, injuries, etc.) 

How's it going for you and your wife self managing that many units?

I'm an engineer with a background in finance.Would be great to meet a mentor that could lead me in the right direction so I can get started on the right foot.My goal is buy and hold for rental income--build a portfolio.

Makes me think I should just focus in looking for a great deal through direct mailing instead.

I am thinking of doing a self directed IRA to pay for the down payment and doing a non-recourse loan for the remainder.  

.- I have to work under a broker for 2 years before I can apply for my brokers license in state of FL- I have to split my commission profit with broker and all funds/payments must be made out directly to the broker- the percentage commission I negotiate with property owners is my decisionDetermine best path to form Vacation Rental Property Management company being aware of my new status a sales associate- can I start my own business entity to establish and brand my VR management company now, or would/should I just wait the 2 years, get brokers license and then do so.

Eventough I cannot help you direct about MF I wonder if you know Lance Edwards.