Therefore, I would recommend sticking with a marketing channel that allows you to reach more people and convert more efficiently.I believed that direct mail could be a good marketing channel for rural areas, where people would appreciate a letter approach more, as they are not bombarded with SMS and calls.Feel free to reach out with any questions!

All without the buy this do that approach.  

Can try to reposition to Class B, but neighborhood may impede these efforts.Vacancy Est: Historically 10%, but 15-20% should be used to also cover tenant nonpayment, eviction costs & damages.Tenant Pool: majority will have FICO scores of 560-620 (approaching 22% probability of default), many blemishes, but should have no evictions in last 2 years.

Sounds like you’re diving in headfirst with all the learning you’re doing—great approach!

there are numerous recent threads on BP by folks who bought something because it looked nice, or an agent recommended it, and they didn't see it themselves and approach it with any skepticism. 

This way, you would be paying for the roof as part of the property purchase, allowing you to claim the tax depreciation once you take ownership.Delayed Closing with Roof ContingencyAnother approach is to add a contingency to the closing that allows you to replace the roof before closing but delays the actual closing until after the roof is installed and insurance is in place.

Verifying last 2 years of rental history and income extremely important to find the “best of the worst”.Make sure you understand the Class of properties you are looking at and the corresponding results to expect.PM us if you’d like to discuss this logical approach in greater detail!

Due to this I was thinking a market outside of Colorado would be a better approach.

Even if you view yourself as a passive investor, I always recommend investors take a hands on approach with their earliest properties as it lays a helpful foundation.With respect to turn key operators, I've personally found their objectives to be at conflict with the objectives of investors like yourself.

Approach your family member directly and honestly.