We haven't done much direct mailing recently in San Antonio but in the past we did and one thing the I always remember from the phone calls that is totally different from the Houston market is that in SA a lot of people told us either: "I would sell my house if I had somewhere to go" and we also got a lot of "I'm going to die here in my house and none of my neighbors will sell 'cause they feel the same way.

That makes total sense.

I think I'd start by making at least 4-5 separate investments and not betting it all on one. 

Most PMs don't deal in LOs so they wouldn't be able to help there either.If you're not in a rush then your best bet is to monitor kijiji and call/text/email every For Sale by Owner ad with a house that matches your criteria and ask if they would consider doing a rent to own.

Also interested in any suggestions that, I and others could benefit from, regarding floor plan adjustments that others have done that you have found profitable/marketable and cost effective as well as total disaster stories on what not to do.

That's the number that's totally going to screw you if you get it wrong. 

As a total beginner, just about everyone I've talked to has recommended Bigger Pockets.

Unfortunately, I'm not familiar with the bucks county market, but I would recommend going to your local real estate meetup (download 'meetup' app and search real estate) and I bet you that someone there will be able to provide insight on best places to buy a multi family.Good luck!

If you are using the 1% test (rule), that is based on the total price including repairs.

At this rate I should have four houses on my own and three more with the partner by the end of the year and if I can double that total I won't have to work anymore.