Urban Lot Splits (ULS) allow you to divide a lot into 2 parcels, and Multi-Dwelling Unit Developments (MDUD) are allowed up to 2 units per lot.

Do you look up competitor rates?

Why give up a couple percent?

Willing to give up nights and weekends with your family? 

Having to “disclose” the work in the flip basically is mandating doing something that helps the buyer recognize the scope of the change which justifies the mark up.  

And people were signing up left and right.  

I've found many properties with title issues wind up with unpaid property taxes so checking on delinquent taxes, tax deed sales and lands available for taxes might help you identify some.

We had to save up the 5% to get our first place with an 80/15 first and second mortgage.  

If you're $400 below market rate I'd give them chance to "catch up".

I would look at multifamily meet ups in the area to start.