There are motivated sellers and distressed properties everywhere, but high income owners often have other options/solutions besides investor buyers.I think you could easily craft the right message and letter for your targets.

It will help you craft your contract with more confidence.The only other thing I would mention is offer price.

He just honed his craft and learned everything about his bussiness.  

My personal favorite is here.You can make a copy of this sheet and then craft it to your needs.- StevenP.S. 3% COC is not inherently "bad" it just depends on the investor's goals.

If you haven't found anyone yet, I would recommend J Craft Consulting in Canton.

He says his main goal is to be able to show proof of income going forward. he's clearly missing the big pictureHere I've been improving my credit for the last year and saving up my pennies and learning the craft to possibly first home buyer my way into the real estate game.

Having grown up in NE, I often hear friends/family rave about how great Portland is (great food scene, artsy, craft breweries, young people moving there)...all the signs of gentrification.

Easy, there are 2 pros that are both experienced investors and hyper-knowledgeable about their craft. 

Some of my interest are running, craft beer,big trucks,guns, and fast cars.

It's usually a few builders hand crafting each one.