I have the funds to buy another primary residence in this area but not enough for an investment property that would require 20-25%.

Most of the savvy investors we're working with, even through we'll lend more that this, are coming in at 30% to 35% down.

Far more costly to transfer property at a later point than simply purchase in an LLC on day one.

I’m afraid your snail mail marketing campaign fails on all four criteria.The successful wholesalers I know agree that a MINIMUM of $10,000 PER MONTH needs to be spent on marketing/advertising to have enough “deal flow” to ensure a viable business.  

@Joseph Opoku Yeah you can still get positive cash flow from day 1 in pretty much all areas except the A class neighborhoods.

My wife and I have a portfolio of senior living homes and communities.

At least most cell carriers will auto-block them. 

And you'll have a solid W-2 income to help you qualify for loans. 

This will help guide your decision opposed to investing somewhere for a novel reason.for example for me it was cash flow, price to rent ratio, land lord tenant laws and availability of multi-families(Just to name a few). 

We have been around the bigger pockets community for over a decade now and have more 5 star reviews on bigger pockets than any company on this website in any industry (>270  5 Star reviews).