i have a investor looking to buy deeds and can close in 48 hours but not sure whats the best way to find deeds and people have been telling me its a tricky game where brokers buy deeds for less then nothing and try selling it for a outrageous price 

One word of advice:  w/ no track record, most potential investors will want you to put significant skin in the game.     

A big part of the flipping game is speed!

Shalan,I think with the big banks you are caught in the waiting game.

Every titan started with his/her first deal...you happen to be decades ahead of most, and for a long game like REI, by the time you're my age you can have an empire of your own design.

Shall I play their game against them?

@Pete SailhamerYou have the no smoking policy for the reason is better for every body so if i was you I would enforce it and ask them to smoke outside of the unit in the designated area.

Lots of trails start with anecdotal info from neighbors, utility workers and code enforcement.

Enforce your tenants to go to your designated bank to deposit cash/check. 

I contacted code enforcement many times it only provides a tempoary solution.