You may want to consider an AVR system (automatic voice response) making the prospects go through a process offering information and jump through extra hoops before they have the option of reaching you directly.

Gotta watch who ya snag for a partner, it's easy to be had, now, I might suggest you consider an older partner who is more experienced that can carry on in a partnership arrangement based on a true meeting of the minds and loyalty with benefits for both, you just wouldn't have those games ;-))

-Looks similar to what many people are successfully using now.One thing to consider: an absentee owner in-state may be less motivated than an absentee owner out-of-state.Make sense?

Unfortunately I haven't launched my own campaign, but having recieved numerous mailers I consider an email address just as important as a telephone number.

I'm semi-retired and he kicks in to help out.If I were younger and had many fingers in many pies and my time was tight, I would very much consider an outside vendor. 

What would you consider an adequate response rate on the first mailer.On the list criteria I think I have a list that meets your criteria with the following exceptions.30% equity is assumed via a 5 year deed. 

Consider an FHA loan where you only have to put down 3.5% or other means of putting less than 20% down for owner occupied and avoiding PMI if you can.I personally love saturated markets because they don't allow you to add to the inventory easily which can dilute your investment over time.  

Also know that C-corps are double taxed... you might want to consider an S-corp or an LLC.  

Its always striking how often small time landlords won't call me back when I call about a past or current tenant.I always return calls about my tenants as soon as possible because I know how important it is for landlords to get a timely response as they consider an application.I'd say they are hypocrites, but they are not necessarily since some may be the type of landlords who are too lazy to call landlords references when evaluating an application.

You might consider an assistant to a Commerical RE Agent (CCIM) /  Realtor who does MF (MultiFamily).