Museum Park, for example, has some SFH and MF but they are mostly being acquired by developers to tear down and build fancy new condos, which are probably the highest and best use of the land right now in that particular neighborhood.

This answer is not directed directly to MIke but his question is what most people seem to want these days, and I understand the reason, but in our Industry, all these fancy smancy technology (and I love fancy smancy techology-I'm a nerd actually) I don't find it productive in our Industry. 

We're bidding on small developments with TREC contracts; nothing fancy.

I'm assuming I don't want to buy the top of the line equipment so that the place won't be too fancy?

But as someone who started out with negative 80k in net worth and now has an excess of 4mil its NOT easy and there is NOTHING glamorous about cleaning / fixing toilet's, paying bills for repair costs because a tenant destroyed a property, or dealing with a bad tenant or HOA, going to work for 8-10 hours at your day job and then going back to work again for another 6-10 hours on your RE, giving up vacation, fancy cars or clothes or dinner, Being covered in paint and drywall dust after working 16-20 hours knowing your just going to do the same thing tomorrow and next day and the day after that.

I include a personal business card, not some fancy LLC business card.If you're just looking to wholesale homes where they sit I don't know if you need a targeting strategy.  

Try to offer simple interest only terms (doesn't affect the monthly payment much anyhow and keeps the payoff math easy).Biggest thing, IMO, don't appear too "slick willy" fancy dancy real estate investory to people.

I am not putting in granite or quartz, no stainless steel appliances, no fancy tile....

Not trying to bash anyone, its your business run it how you want, but paying that kind of money for what is nothing more than a fancy opinion is just silly IMO.

For North Carolina, the agent becomes a dual agent, which is a fancy term for a paper pusher with a sock in their mouth.