LOL, When all of your hair is gray, you can use age as an excuse to benefit your cause!

What I'd ideally like to do, is meet the client, sell them on my service and sign a listing agreement, then get out of their hair for the evening.

Preferably near or on a lake (Lake Lavon, Lake Dallas... ) .and more...Once you define your target buyer you can derive your target seller and have a laser focused marketing campaign vs. casting a wide (and expensive) net.Good luck!

Focus like a laser on cash flow.  

I've scrubbed enough toilets and picked up more hair off the bathroom floor than I ever care to again.

I don't think there's anything wrong with going after Class D or warzone properties but I'd make it a focus, a laser focus, and the meat-and-potatoes of your long-term strategy.  

We don't have money for a marketing campaign, so we are trying to be laser focused and send individual letters right now.  

Laser in and focus on that for starters. 

In the end, you have very good comps as to age and I wouldn't bother with splitting hairs.

Shared items such as roofs, walls, stairs...Imagine termite infestations, you have to get all unit owners and renters to agree to tenting, to share the cost for tenting, and a mutually convenient date to vacate the structure to tent, will pull your hair out.