The way I see it is that MIRR accounts for IRR's two short-comings: 1) potentially having multiple solutions when the cash flow from the investment goes from positive to negative and vice-versa, and 2) assuming that you can reinvest your positive cash flow from the investment at the same rate of return you expect your investment to make (the IRR).

Go interview with multiple brokerages in your area and ask if they expect you to attend meetings and such. 

i always focused on multiple income properties like Block of flats / MFR , Home and incomes etc. these are much better to support the loan payment then single houses. 

Even when you offer more earnest money and less days for closing, if the deal is good and there are multiple cash offers the seller will likely take the other offers more serious. 

Our long term goal is to acquire multiple multi-family properties over the next 5-10 years, and to eventually trade up for an apartment complex.

I'll probably start multiple threads over the next few days to keep things organized. 

As far as live and flip then rent you need to know if your income will support multiple loans on properties producing market rents in your area, this will have a big impact on the viability of your strategy.

I definitely agree that being desperate for tenants in order to lower your vacancy rate is generally not a good option as the level of uncertainty and potential losses can be huge as it only takes a minority to impact other tenants who are paying good value for money on your rental properties. 

@Syrica Brown use a platform like rentalutions or cozy - It will help you screen tenants, it will post your property on multiple websites and lots more. 

Personally I avoid south Dallas for multiple reasons - but I have a good friend that all he does is invest in South Dallas properties.