There is a BP book on investing with low or no money down you probably want to read.I also recommend practicing with the real estate calculators - getting the math right is the key to a “good deal”.Feel free to contact me with any questions or post them in the appropriate forum - the community here is great.

We would like to free up some cash to make improvements on our current home, move out into a multi-family property, rent the other units in the property and then rent our current home. 

Venmo allows you to use a bank account or debit card for free (they'd charge 3% fee if using a credit card). 

There are also free alternatives or you can make your own spreadsheet.

The seller has an on-site property manager in place receiving free rent for one unit + $1000/mo salary + another unit as an office.

A 1031 is very easy to understand and most can be found online for free or through a phone call to your accountant or a friend who's an accountant. 

I would automate everything: keyless check-in, remote video moniotoring (outside the property), automated HVAC controls etc.

The biggest lesson I learned was I can do this, I don't need to be terrified I just needed to make the commitment and get it done Doing this was the best teacher because I learned so much more than reading books and watching videos.

I am a born and breed Rhode Islander, currently working as a Marketing Manager with strong ambitions to be financially free before I am 35 (currently 26).

Maybe investing in outside management will free up more time for procurement.