He's not too keen yet on expressing his views in a succinct manner but if he could, I'd be asking him too!

-Cap ex should not be expressed as a percentage of the rent, as the cost is completely unrelated to rent.

Express to the agent that you are interested in properties prior to them hitting the market and that you are also interested in fix and flips.

The expressed concern about another adult staying long term who is not on the lease. 

I used Real Estate Express here in VA and their program was good. 

Express your concerns with you Realtor.

You could look to sell them in the marketplace as Mahmoud expressed earlier, market the properties to a specific target audience online using FB or Google Ads, find a company to assist you with selling off the properties (calling different brokerages in the area), sell them to a hedge fund if you're able to find one (google and call), or attend your local REIA and present the portfolio there. 

Oleg:  In your simple example, I think you forgot to express that vacancy assumption of 5%?

Every time I've talked with him, he's expressed that he's not really interested in seller financing but always references back to times in the past when other people have offered to buy it using a land contract.Does anyone have any ideas to try and get him to open up to seller financing?

Currently, I am looking at Real-Estate express, but I was curious if there were other options.