That's the nature of distressed properties such as forclosures, estate sales, etc. 

Network and they will naturally come your way.

And the illegal nature means no bank lending so few buyers. 

As long as YOU don't live in it, you should be good.A rebuild letter is a zoning verification letter that states that your subject property can be restored to its original condition and use in the event the property is destroyed by fire or any other form of natural disaster.   

In fact, if the communications are unsolicited, repeated, and commercial in nature (as you are running a business) you are at risk of being sued for TCPA violations, where the "sellers" you are harassing can bring private party action against you for between 500-1500 per incident.

And what you described at the end is what is the nature of the deal, I would be taking payment in form of profit split, giving me vested interest and it behoves me to keep costs down because we will both make more profit that way.

One of natural and another that is not.

I figured by analyzing the market, the ARV would begin to naturally come to me.

One thing we've noticed as out of state investors is although there is a lot of attributes to both markets growth such as the college, tech industry, large international plants (like coca-cola and volkswagen) and then there's the tourism part to it for the nature activities, you have to be very specific as to which neighborhood you are investing in as the demographic and income level can vary significantly just street by street (school systems and education seems to be the dividing factor).

Treat every client carefully, and the growth will be natural.