We mass analyze the entire market here simultaneously and there are dozens of properties that would produce that type of income for less than $700K. 

Financial suicide......The only people that should try and own and operate D class units are local and VERY experienced in that genre... they know all the eviction attorneys, law enforcement, social services and local "muscle" to handle the class of people and properties you will deal withNew and out of state?

I want to avoid sending mailers to the masses, and would rather have a targeted mailer.

Remember on a flip, it is not what you like but what the buyer pool likes . . . made those mistakes early on and you learn that you do what the masses will want.

Did you use Mass Mutual?

A big one is cold calling but things like mailers, door knocking, mass emails any sort of direct response marketing is great to find actual deals.

As you network with people interested in an off market deal, you can creat a FB private page or send a mass email to help find buyers, but again the front end of finding the properties can be challenging (but not impossible!). 

I really like the areas of Huntsville and nearby such as:  Guntersville, Athens, Albertville, Muscle Shoals and want to purchase my next property in this region. 

I do agree unemployment is about to hit hard right at the start of the year, mass layoffs, waiting for holiday. 

The mass valuation techniques used by assessors are not very reliable.