A few observations:1.

From my observations, most  properties marketed by wholesalers are not  “off market deals”.

Any other clues or observations to make to understand if the tenant is good?

If you use any of the major mailhouse services, like Yellow Letter HQ (a service I can personally vouch for), they offer a variety of templates and even provide text suggestions.A smart way to analyze this strategy is by observing people in your local market who use mailers and identifying what works or doesn’t work for them.The simplest and most effective way to test this approach is to pull a hyper-targeted list of distressed homeowners and run a small-budget mailer campaign.Hope this helps!

From my observations most investors are better off going through a more natural progression of growth.

I don't mean to sound rude or insensitive, it's just my outward observations.  

I found an auction property, drove by it and sent him a long email with my observations and values that I came up with.

This is when most guests will observe any issues, and it can be nipped in the bud right away.

The biggest issue I observe amongst real estate investors is the inability to articulate the reasons why they should transfer properties or simply own properties from day 1 in an LLC.

However, your observations about 32209 and 32206 having potential in terms of price and rent ratio are a good start.