Jimmy, get licensed it's easier to have access to the MLS, and if you do Florida lease options you act as a principal and not as an agentAlso search " lease options Brian Gibbons " on this site and you learn a few things about lease-options 

I know when I think back to my years as a young renter in Wisconsin, my dream was to have garage access.

I plan to access the equity, about 60k, thru a Cash Out Refi to a conventional.

She told me that they have access to numerous private lenders and essentially act as a PL and HML broker.  

The engineers said that we will need access to our neighbor's sewer easement.  

I'm also going to offer the tenant a parking spot in an attached garage and access to the laundry room with the hopes that I could push my ask from $2000 to $2500.After a few years building equity, I am planning to take a home equity loan and buy a single family home while still maintaining the duplex as an income property.

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Getting your license gives you access to the mls system to evaluate properties easily. 

I have access to literally thousands of absentee owners and it gets overwhelming real quick.Im trying to narrow my search so i am focusing on those out of state.Is there anything else or any other criteria i could use to narrow my search to make my marketing more effective?

So I like the idea of marketing all available properties you have in one easy to access and advertise space.