I'll track studio, 1BR, 2BR, etc. as well as location and how nice they are finished.

There's ways to kind of build this up, this is a well thought out plan but it's just that-- a plan.You'll face obstacles, the stress of this will get to you, how do you keep yourself on track?

They know my track record, etc.  

Networking with luxury RE brokerages will probably fast track you as well. 

In my market there are 2 reasons that keeping is smart.  1) the historical long term appreciation is on going, going back to when records started tracking the appreciation 2) the property tax is near fixed cost.  

Double check on permits if the previous owners has done a remodel.Do not rely on agents representation.Do not work with a dual agency as a buyer, the agents first commitment is to the sellers.Allow at least a year of seasoning before determining the profits of an investment.Happy to share.

But then because they have established such credibility, they can easily buy now with great rate and terms from lenders because they have the track history. 

It’s great that you’re already networking and tracking the market.

Tracking the owner down.  

First of all, you are on the right track regardless of the financing route you take.