With a 10 year timeframe, can I assume there will be a 100% appreciation on these properties?

Teachers, police officers, etc. who can't afford to live in expensive central cities.

    With the 5% down being sent to the escrow company (not to the seller), and standard inspection and appraisal contingencies, this seems like a very standard contract albeit with some quicker then average timeframes. 

Do you happen to know of any places to get mailing materials at an inexpensive rate?

:D Im sure they would be exclusive to you if you were willing to pay the entirety of what they typically make during that time frame. 

Smoking on premises (in the lease)Under each of these I gave the observes issue in detail and why it is a breach of the lease.I also have another section that tells them how they can rectify each issue, with a time frame.

We're due for a correction any time..A good rule of thumb is to assume your property--even a well-maintained one--will consume 30-45% of rents in expenses: taxes, insurance, maintenance. 

By using the BRRRR strategy I am limited to the amount of property I can purchase at one time (with the amount of cash I have saved), considering the rehab time and time frames I have to have the property before refinancing and taking that money to reinvest vs buying multiple SFR with conventional financing that need some work, but could be rehabbed within a couple months and the work is being done on multiple homes at once vs 1 multifamily.

Inexpensive and easy to replace.

My only condition is it would be a part time position to start due to the time frame I am looking to purchase my first property and would be holding my full time position until that point.