Meanwhile, I have 10 units management experience. 

With your equity and experience, you could find solid 10-40 unit buildings that align with your goals.

Is the property just a regular-style house or something you can build an experience around?  

If anyone has experience with their lead quality, conversion rates, or overall value, I’d love to hear your insights.

You don't need to know everything to get started; you need a foundation to build on, and the rest will come through experience and then refining your education.You can build a basic understanding of investing in 3-6 months.

Do you really think you have the skills and experience to handle a D (at best) neighborhood?

It is aweome living in Idaho, and sounds like you have had a lot of great memories and experiences here.

Every time you toss the coin, the experiment starts over. 50/50 every time.Not because you send out 3000 mailers does it mean you WILL make 1 deal.If you have a motivated (enough) seller in your list, sure, perhaps... but who told you that if you send 1000 mailers there is one motivated seller, in the mix, and if you send 10,000 mailers you have 10 motivated sellers in that list?

Curious what experience others have had done.3.

From my experience working with over 400 investors, financing your first deal with minimal out-of-pocket expenses is entirely possible, you just need the right strategy.