(3) Do I have other options besides conventional/FHA that are worth exploring, and not having ridiculously high Interest Rates?

It's hosted by Think Multifamily, and it's going to have a ton of education AND great investors and operators. you can go, learn more about the industry, connect with like minded people, and see if it's something you'd like to explore. https://thinkmultifamily.com/f...Let me know if you have any questions.

Any tricks/methods? 

@Andrew Freed Thank you I have used some of those methods.

However, I'm hoping to get some advice about what cities are good to explore for properties in the 60K-100K price range.Thanks.

What methods did you use to contact potential sellers and which method ended up finding your deal?

You are local to LA, so we have vendor expo's and one day event over the weekend's, go there and spend few hours and connect/learn/explore, most of them are free but they will try to sell something :)

Just exploring to see if there's something there... 

So honestly unless you want to move, I would explore the Denver market and see if you can't make it here.

If there are, I would love to connect with you and hear about your approach and methods (if you are willing to share)