If the fixers are flying off the shelf above asking prices, you may need to meet the market prices or do something else.

In your scenario the CoC returns are infinite BUT I would be concerned about how little it is cashflowing and unknown expenses.

And since I’m not using any of my own $$ any CF should appear as an infinite return.

Off market opportunities are out there, but as more and more people buy off-the-shelf marketing and data, for instance absentee owner lists and yellow letters and postcards, property owners are being pounded with mail that only seems to serve to desensitize them, leave them numb and unresponsive.Today's successful investors utilize smart marketing strategies to identify off-market opportunities and multiple media (mail, call, knock) to reach and convert prospective sellers. 

As long as you think you can keep it rented, with cashflow, you have infinite ROI.

Unfortunately, I don't have anything specific to recommend, but I would start with anything you might find on the shelf at Home Depot (including the Home Depot Renovation book -- though that might not be the name). 

Now my ROI on my first property is infinite!

That's why I'd put a big chunk of the money "on the shelf" where you cannot get at the principal (I'd even consider putting this in some kind of trust that would make it almost impossible to touch the principal) but where it gives enough cash flow to cover your base expenses each month.

Anyone know of a business plan maker that is not out of the shelf?

So cash on cash is almost infinite.