If they do have solid experience and financing then you can probably get away with a series of draws to them. 

Now if you use a Post Card with the Direct Mail company, its cheaper $.40 cents each (small yellow postcard with letters/words/phrases)Upgrading to a series postcard, the ones with a picture on it, it cost an additional .6 cents $.40 cents + $.06 cents = $.46 centsWith the same formula as above:$.40 x 600 = $240$240 x 12 = $2,800If you generate a lead through Direct Mail, that turns into a deal of $5k, then Direct Mail is actually helpful.

@Lisa Rodgers you may want to look into whether a Series LLC would work for you too.

Hello @Duane Smith I was previously licensed Series 7 & 66, Life & Health so you have a great background in terms of knowing what is required.

We have successfully utilized a series of regulatory rules and constructs to qualify for increasingly larger offerings.

The more local data that would be most relevant only goes back to 1975.https://fred.stlouisfed.org/series/CASTHPIhttps://fred.stlouisfed.org/series/ATNHPIUS41884Qhttps://fred.stlouisfed.org/series/SFXRSAZillow has some good data on rents, however it only goes back to 2010 or so. 

Yes I attended the 3 day and I also attending once of the expensive classes with a friend for paid for a series of extra education to the tune of $15K or so.   

Welcome @Eric Schuster My answer to your question about avoiding areas where there's a high concentration of rental properties is: It depends.There are a lot of factors that can impact how many rentals are available at any given time and it can be hard (for me, at least) to know what "a lot of rentals" is without looking at trends (time series) over time. 

Ok, so after a series of setbacks I have been able to negotiate a better deal with the seller.

If you set your foundation TO BE a website, and you are planning to use your website as the main means to be found, then sure a website is the way to go first.BUT, if you manage to get a fantastic credibility score with your facebook page, twitter page, youtube channel, where you broadcast all your purchases, have a series of house flipping adventures all recorded, and the entire state raves about your facebook page with a ton of shares comments and reviews... do you think a desperate seller is going to pass you by because "I see no cheap wix site"?