depending on the amount we're talking about, have you looked into using a true private lender for this one?

@Fred Kahn If I were you, I would definitely talk to a CPA.

Talks about the psychology of negotiating (you may be familiar with it.)

Read my first two sentences in my OP again...I'm not talking about ONE rental property, this was clearly noted.

My wife and I fostered two young boys and we have been blessed to continue to be in their lives for years now.

@Dieter Best  What you are talking about is a Ratio Utility Billing System (commonly known as a RUBS program) is a method for allocating billed utility expenses to residents of a multifamily.

@Joseph O'Sullivan start going to local meetups, talk to other new investors, but don't spend on trials because you will be looking without 20-20 vision if that makes sense.

Talk with local investors about who they use and maybe check with your local chamber of commerce.

I was hoping to hear some different ideas on how to help me get to my next property faster and different creative ways to continue.

Or hire a lawyer to help watch you as you search the MLS yourself and talk to the listing agent directly.