Are you planning to invest locally in Louisiana, or are you looking at other markets too?

Work with a REALTOR with a solid marketing plan and a network of buyers. :)If you are trying to market specifically to investors, join local investor groups (in person or on facebook).

Hire someone cheap and you'll suffer for it.If you are "breaking even" after all expenses and maintenance, then you probably can't afford to pay a professional to handle the marketing and screening.

What has worked well for me is looking at properties that have been sitting on the market.

We live in the panhandle (PCB, FL) but are interested in exploring the greater Tampa/Sarasota market!

Last month he was trying to scare everybody out of the Detroit market so he could buy more properties for himself at a better price lol.

You would still get the tax write offs, the depreciation, and the market appreciation.  

@Antoine Philidor, vague advice but necessary: network with investors investing in your respective market of interest.

The market has changed; the amount of information available online has exploded. 

Free marketing channels are unpredictable, so I wouldn't recommend them for scalability.