Have you landed on any specific areas or neighborhoods you want to target?

I've found that finding a "professional" GC is easier said than done.Many of them get mad as soon as they realize you're not a naive sucker they can take advantage of.

Absolutely agree that you or your SO needs to have Durable Power of Attorney to do all of this - mostly b/c it makes it so much easier for you. 

If it was possible to do a targeted mail campaign directed to a potential Seller you know something about, even general demographics, that might have a special effect. 

I found one that made the most sense to me, had the least amount of risk, unlimited potential deals, easier of the bunch to find, and I am able to duplicate and repeat the process when I am in a position with money to make more money.  

One plus for the 3 to 2 conversion is a I might get easier/cleaner tenants like a professional couple or retirees rather than a family with kids squeezed into small bedrooms.Thoughts?

Sometimes buyers and sellers agree to use the same title company to make things a little easier in their contracts as well.  

For those who have been using leverage to buy rental properties... what interest rate have you been targeting for 15- and 30-year fixed?

I understand the minimum ROI varies from location to location and from one investor to another, but I just wanted to learn in general what the reasonable ROI target is? 

If I had a bad REI deal it was easier to turn it around than to ignore it or leave it in someone else's 'commissioned' hands.