I barely have enough money to get in to the established areas, much less tie it up for years to get beat up with bad tenants and maintenance heavy homes that don't carry enough value for major renovations. :) Just my take for now... but wait a minute and it'll change.

First pint to start is to research and choose a market, at the same time you should establish your buying capacity - what can you afford to buy?  

We've established a good relationship so that we can make decisions and get things done through e-mail and phone calls but being at the office in person is always the best.

There are some established private lenders that will, on an individually determined basis, provide money for a down payment and secure their position with a junior lien and or equity position.With a transaction of the size you are contemplating, your most probable chance of success lies with an individual whom you have already established a relationship with or one you meet at a real estate investing event.Your deal becomes easier to structure if you have even a small part of the purchase price to invest out of your own funds.

I haven’t established a rockstar team just yet , and I haven’t talked to an a real estate agent to look out for any 2-4 unit homes .

He is already establishing relationships with realtors, rental property owners, home stagers and custom home builders. 

Unless the property is in Portland or some other 'left-leaning' location where the landlord is REQUIRED to take the first person 'breathing', rental criteria can and SHOULD be established.  

CEA’s claim-paying capacity is established according to financially conservative actuarial standards, and I believe its established to pay for a Northridge (1994) sized quake.

Supposedly public utilities are available (if I don’t develop the land, do I need to set them up if they’re not already established)?

Once you establish yourself, you will find deals start to roll in.