@Brian Walker The best way is to market to the largest segment of the investor community, BP, your local REI groups, your local RE Investment MeetUp groups, etc. 

In Redding, CA where I moved from the fastest growing segment of the market are seniors.

Good luck finding the right market segment over there.  

Scratch and Dent or Near Miss loans are a segment of the business all by itself.

You'll get a whole new slew of buyers in the under $400k segment that would be interested at $375k but they won't have mortgage approvals anywhere near what you're looking.

Local REIA's can be non-profit or for-profit.Note on feedback from above: At the annual June meeting of National REIA, one of the best segments is "The Good, the Bad and the Ugly".

At some point you may choose to do a second LLC to segment your liability.

I live in Michigan where air conditioning is needed about 2 months a year.I also rent to low income individuals and I find that they abuse all air conditioning systems similar to what you said and to their pocket book.This segment has no self discipline and you would be doing both of you a favor by removing any and all air conditioning.

Once you do that, learn more about the specifics of that type of investing and network with people who are active in that investment segment.  

@Rick Fonseca, this totally depends on your market and is all relative to the market segment. 1,200+ sq. ft. is pretty large for a two bedroom.