Secondly, once we pay down all our consumer debt, we plan on using the same unsecured line of credit to purchase 3 more multi-family units this year in 2020.The biggest take away form out first year was PATIENTS, Which is not easy! 

Be patient.

The investment looks like:- a 4.5% cap rate (assuming 30 opex ratio) -that would be debt service coverage ratio constrained so likely 40% equity and 60% debt-low cash on cash rate initially (2% )- high rent growth 4%+ - high exit sale priceThe property won't cash flow significantly but the IRR much higher than the cap rate of 4.5%It's a low risk, moderate return investment.You're still making money but you need to be patient and need to wait to harvest value from the resale.

If you want to go out on your own, use that 4,000 as seed money, but It goes fast if you don’t sell a home.The most important thing is to invest in your self and be patient.

And as Sarah suggested, be patient.  

But one step at a time.Right now I just need advice on being patient in this dry market.

At the end of the day it might take you 1 offer or 10 to get the right deal but be patient.

If you're a patient person that will definitely help, but the more important issue is being able to retain tenants when they have to wait a month for their AC to get fixed in the middle of the summer. 

This is another reason you have turn key brokers they have the patients to work with newbie investors.

Rents raise over time and the cash flow will come too- just not right away, you have to be patient, but it will be worth it.