Also those experts, or the municipality, may know of projects or what not that may have an impact that may actually drive up appreciation in that area. 

I've heard different recommendations on what or what not to include.Some people recommend including you business letterhead and so that follows that you identify yourself as an investor and your company name, address, etc.I'm use to yellow letters where you are trying to portray that you're a neighbour down the street interested in their home and not a big bad investor looking to gouge them.

Didn’t want to go the Realator route cause I don’t really have the cash to fund anything that would be requested like inspections and what not.  

What not to do?

Advice from people working across the spectrum of all the niches, telling their stories & giving tips on what to do and what not to do.

I wont have a couple years of expenses and whatnot, as it was not operated in a leased fashion... so no number history....  

But honestly, even when we go into a rougher neighborhood to walk a property we always look to wave to neighbors or what not to show we are of no harm and just trying to improve the neighborhood.

More importantly, it will tell you what NOT to spend your money and time on and how to avoid "guru"-esq showcases.Listen to a podcast too!

So now our debt to income is negative which makes purchasing the next property difficult.So here’s my dilemma… I can’t afford 20 percent down to go conventional and avoid all the owner occupancy restrictions and whatnot.

It's those maniacs that buy homes cash via quit claim deed off of craigslist that really get screwed.Make sure your property manager is a licensed real estate brokerage.Google Clayton Morris and/or Morris Invest for a cautionary tale of what not to do when buying turnkey real estateUnderstand you can not eliminate all risk, only mitigate it.