My target purchase price is no more than $410K, aiming for an ARV in the $530K to $570K range.I'm comfortable with small to medium-sized renovations that don't require major structural changes or additional square footage.

Current State: Knowing the neighborhood(s) we target, and having driven them (regularly) I have a pretty decent list of "looks distressed" properties.

You’re targeting an investor and an entrepreneur, both of whom want to “pay below market”.

Here are things that would not transfer with a sale:-2.5% interest- prop 13 property tax benefit is saving ~$40/monththese are awesome advantages that are tough to match   In addition you have achieve outstanding return from the appreciation since purchase.On the other hand, you have $300k of equity which places the LTV at ~65%.  

In the world of commercial real estate, especially for those of us involved in wholesaling, hard money lending, and larger commercial transactions, finding truly qualified leads can be one of the toughest parts of the job.Unlike traditional real estate, commercial deals require a more complex understanding of financing, deal structure, and the unique needs of clients—many of whom are investors looking for specific ROI targets.

Target prospective homesellers from 2-3 sources and present these opportunities to your network.

Here’s our OPINION for the Metro Detroit market (use as a template for your target area!)

Talk w/ each tenant, work with them if necessary on an increase schedule that won't cause them a financial hardship but helps you achieve the increase.

For out-of-state networking, I'd focus on engaging regularly in BP forums (like you're doing now), joining virtual meetups in your target markets, and connecting with active BP members who consistently provide value here. 

At 70% LTV this left 10K in the deal and achieved a 14% CoC.