They will have additional costs for mailing & online campaigns to get leads.

I've found deals in local online groups on Facebook, simply asking people for what I want. 

Also go online to loopnet and crexi and look up similar properties to lease.  

@Jorge Vazquez we stopped doing signs over 10 years ago.We had a separate phone number on our signs, so were able to track traffic & applications from them.We were getting more & BETTER leads from our online ads then the signs - so an easy choice to stop using them (also time & money savings).

Appreciation in most Sec8 neighborhoods is very low so it’s a cash flow play.- I would highly suggest you plan on using a property management company.

Hi John,I like playing with raw land, too, in Snohomish county, WA, just north of Seattle. 

You're not in the position to be a cash buyer...as a former wealth manager, it's simply not a good play for you for many of the reasons stated above and more.  

Step up in basis to reduce your heirs' taxes and morePlus the real estate tax "deferral" can end up being permanent if played correctly

Rate and price play a big role in BRRRR.

Working with a great broker can also help as they will know how best to represent your interests and play the game.