Zoom out to the bigger flippers who are doing 7+ at once-->they've usually got their procedures and systems in place and there's less value to be added compared with the "switching costs" the flipper would view a new manager as.Following this reasoning I'd say a "sweet spot" approach would be to find people who are flipping 8-20 homes each year and get to know all of them. 

The sweet spot is still a good area but  not amazing so price is somewhat lower but still has investment grade tenant with good cap rate and loan available.

As a prudent investor, I think I am going to stack cash for then next year and see what happens, unless a sweet deal comes about. 

Sweet, now you're up to 60.5k. 

However, maybe you have a good wholesaler or agent that can find sweet off market deals nobody knows about.

Offer them $500, and you will send them a bunch of pictures of the property to save them the drive, something like that is probably the sweet spot.

For written contact with the tenants I would limit it to basic facts, make it short and sweet it will serve you best in the end.   

I do not consider that to be the high end, that would be the sweet spot for 80% of buyers in my area. 

If your initials are DNC or RNC, I suggest you not go there.Make it short and sweet, you'll be signing it many times on contracts, checks and other documents.

Local conditions vary a lot, but to me the 2 br is a sweet spot over the next few years.