There are many tools and forums on this website that can help you out, and some of those forums are about helping protect landlords, the ones who have to deal with tenant issues, evictions, and may want to be protected from lashback from pesky tenants. 

I'm using the BiggerPockets tool to help with the calculations and assuming 5% vacancy, 5% repairs, $183 capex, and 11% for my property manager.According to my portfolio lender I should be able to get best rate financing for my first 10 properties by using 5 without an llc and then opening an llc and do 5 more. 

I'm coming at this using Goldmoney as a wealth preservation tool.

His company's free online budget tool will be very helpful to you if you're not using something effectively right now.  

Ever considered farming the phone numbers on your list with skip trace tools and dialing potential sellers directly?

Be sure to check out the stuff under the educations tab and the tools tab

I would suggest you use the Rental calculator in the BP Tools to check our your numbers.Based on what others see, the $1k in cash flow sounds quite high, given you have at least $500 month in taxes, although you did not give any projected rent numbers.  

Hard Money is an essential tool in most fix and flip businesses, but it is expensive and isn't always your best option.

I was hoping to find a purchase option agreement through the BP Tools/ Files section, but no dice.

This is one way to combine a low-cost marketing tool with your desire to get out there and make this happen.