@Jonathan Toruno You can go back in time 3 years to find similar comps and out in distance (over 5 miles if its rural, if not at all then stay under 3) and into similar neighborhoods.

With that said I am ok with putting in time and work and don’t mind getting my hands dirty to make something happen, just want to hear some ideas.

The cure to both - the 4 ions: education, action, progress(ion), not perfection".Learn to use BP to its whole potential:Subscribe to BP blog and podcasts and start reading posts and listening to their podcasts collection.Find and connect with other BP members that are in your area: http://www.biggerpockets.com/m...Set up keyword alerts to be notified of the topics that interest you: http://www.biggerpockets.com/a...Read Beginner’s Guide: Real-estate-investing (http://www.biggerpockets.com/real-estate-investing) + Actionable-steps-to- reach-investing-goals (https://www.biggerpockets.com/renewsblog/2015/12/17/actionable-steps-reach-investing-goals)You can find a glossary of some acronyms here: https://www.biggerpockets.com/...You might also want to read: The Ultimate Beginner’s Guide - https://assets2.biggerpockets.......actually the entire section on Guides - https://www.biggerpockets.com/...BP has a whole section dedicated to education and starting up - https://www.biggerpockets.com/...Get busy with the entire Education section on BP:property-types (https://www.biggerpockets.com/hubs/property-types)finance (https://www.biggerpockets.com/hubs/finance)strategy (https://www.biggerpockets.com/hubs/strategy)analyze-deals (https://www.biggerpockets.com/hubs/finding-deals/analyze-deals)property-management (https://www.biggerpockets.com/hubs/property-management) (including TENANTS MAINTENANCE)business-operations (https://www.biggerpockets.com/hubs/business-operations) (and the sub section on REAL ESTATE MARKETING TOOLS & TECHNOLOGY TAXES & ACCOUNTING LEGAL TEAM)One way or another you will pay your "real estate tuition" - either in time, effort or money.

Like I said, a 4 plex would have been my target if I went back in time. 

Your agent was spending time with you expecting to get paid at some point in time.

Their crews kept making mistakes lately; once they came to clean only 15 mins before check-in time as they were so busy.Do you have the names of those FB groups?

You typically want to look at houses that have sold within 1/4 mile over the last 3 months  -  those will be your best comps- if none are available then you want to go back a little further in time to see if anything sold and if still nothing , then we can expand the 1/4 mile to a half mile... keep in mind however, the older the sale and the further away it is , the less valuable it is as a comparable- but you need to start somewhere.

Just a little forum trick that makes communication more effective.As @Ian Ippolito said, there are options out there for non-accredited individuals, just have to put in time looking and performing due diligence.

My company made it happen by completing a full file with the client the same day, reviewing the file and title work, and rushing out loan documents to close in time.

Questions to consider in time...Do you want to be an active or passive investor?