I then explain my philosophy of quality over quantity, risk adjusted returns, total profitability (of which cash flow is only a very small slice) and wanting the FEWEST number of units (not the most) to produce sufficient cash flow to cover my living expenses on assets that are most likely to appreciate in value over time ... beyond that, mo' units = mo' problems.

There are many top producers that have teams and when you join a team you actually learn at least part of the business and you get paid for your efforts. .and if its investment grade properties you want to work in then look at commercial brokerages go interview with them see whats required. 

I feel like that would produce better results than shot gunning anyways because I've heard people complain about getting those emails since the properties aren't targeted to what those buyers want. 

If you are buying to hold for rental income, then do you care if the property value goes up or down while it is producing income?  

My definition is an income property, that produce income.

The purchase price including rehab is under 100k in gentrifying neighborhoods and they should produce great cash flow.

It's tangible and if you maintain it well, it produces income for generations.  

Here are few ways I thought of:a) Purchase 3 properties in mid-west, about $70~90k each would produce maybe $600-800 / month rent.b) Purchase 2 properties somewhere (I don't know), preperable in A, or B class neighborhood, each cost $100~$125k, and can produce $1000+ / month rent.c) Purchase a property near my cousin's backyard, which may cost $400k+ and can get $2000 / month rent.

Because of background in contracting, a hot market, and our hustle each flip produced very good profits.

QuickBooks should be able to produce the income statement, statement of cash flows and balance sheets.