We continue to look for properties that fit this profile.

If you are a member of linkedin, join the investor groups and I have found some people get me access or introduce me to off market properties that not only fit the exchange but also made me a lot of money. 

He may throw a fit, but the law is on your side.

Bottom line, I'm looking for a state where I can have excellent property management (not me) and CAPs of 10+ and low maintenance multi-family 2-4 unit properties. 

A property in this area will probably not fit into the 2% rule (IE it will probably not cashflow) BUT the quality of tenant will probably be good, and if you buy it right you may have a better exit strategy, depreciation, and leverage for other investments. 

Or is a separate CRM/excel document what the cool kids are doing?

I'm a PE coach and fitness business owner from Long Island/NYC.   

There are a million combinations of methods to get from A to B and they can be tailored to fit most anyone.Best of luck!

So will see. but if I got an offer on it once I have owned it a year or two so I could get cap gain or 1031 I would entertain that  other wise just see how it goes.Its in Eugene Oregon so pretty big metro area. with lots of people and this is I am sure the least expensive place in the entire region to live short of moving back in with momy and daddy  I had a park that wasn't individually metered, we made boxes for the meters to fit under the homes so that they wouldn't freeze and made each one seperate, also had to put curb stops outside the skirting so the city could shut off water without my assistance.  

He is a good people person, super honest, and an excellent all around handyman that can fix almost everything in a professional manner!