Specifically, I'm looking for a property management company who comes highly recommended, is responsive, professional in every way, and a real estate agent who can help me find specific types of income producing properties.

The properties aren't in the best of shape nor are they in a great area but they are in livable conditions, occupied, and producing about $1200-1300 a month all together. 

With 20% down, it would likely produce around $200 positive cash flow right off the bat.  

They actually buy the appliances at retail and do their own tests, and they don't accept advertising.They have a Web site, but you have to be a subscriber to see their rankings. 

He is probably right as it is a really competitive area with houses tough to get in there even fixed up and ready to go.I am beginning to see that MLS might produce a deal here and there, but most likely it is going to have to be those off-market deals with a motivated seller as you said.

When i read the web, i read horror stories about most of them-Ashton woods, Lennar, DR Horton...are there any good builders around who are not cutting corners?

What are good web sites to check out?

@Monique ODell I would purchase 10 - 200 unit complexes that produce 500/monthly cash flow on each door.

Do you believe that the increased demand for multi-families opens up opportunities in other income producing asset classes  (i.e. storage facilities, retail centers, industrial properties etc.)?

Given that we can field only such a low amount to purchase properties that we want to buy and hold to produce a stream of income, we are having trouble finding (as one lending company called it) the "unicorn" of funders, someone who would be willing to finance up to 100% in some deal created for this purpose.The properties I am looking at range from 65k to 109k, so we've been looking for anywhere between 70k for 1 property to 440k for 5 properties.