I would make a list of all the 10-40 unit buildings in the area and approach those owners with a trade for managing and maintenance for rent. 

This has happened to me many times, most recently six months ago.Eviction is the wrong approach because they are already out.

There are two approaches I recommend:1.

Currently, I am using Remine with our local direct mail postcard campaigns and have subscribed to PropStream to utilize the same approach for out-of-state investing.

Brrr is probably not the right approach with limited cash.

I want another 40 doors but am trying to figure out my approach.

There is a west sac BP meet up hosted monthly at Kick N Mule sports bar in West Sac by @Sergey Tkachev.

After my first day yesterday of making 60+ calls and basically getting no where with any of the calls, I decided to spend my morning researching Cold Calling to improve my approach to finding sellers in the market.

To be cash neutral, this would need rents approaching $6k/month. 

I would stick with a single family 6-9 bedroom as there are far less of those than condos, townhomes and smaller single family..so more opportunity to capture larger families, tour groups, sports league tournaments etc.Hope this helps!