How do you approach finding off-market deals?

However, if they can adopt most/all your properties I think you also established a stagged approach to increasing their rent.

Affordability for the average person is essential, in my opinion. 

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.

You are prepared to walk away from a deal.Not going to give you the answer (maybe if you were Army or Air Force) LOL, but here is the approach. 

We like the approach of helping people to create good notes that we would be interested in buying if they decide to sell. 

FINANCIALS: End of January we will be 100% debt free and we have a personal emergency fund saved.

While prices have risen, there are still opportunities with the right approach.

What would be my best approach, I assume find a private lender and work out some deal with them.

Building a portfolio allows you to gain experience, develop systems, develop your own approach to managing properties etc.