If you want to network or ask specific questions about your local market, go to your local real estate forum and connect with investors from your area: https://www.biggerpockets.com/forums/86-local-real-estate-networking5.

First off, it is extremely difficult in today’s market to find any “deal” that matches up to his criteria, but in my mind I had actually found one.

Don't limit your marketing in any way! 

Mortgage rates are driven by The 10 Year Treasury so in order for mortgage rates to go down, we need to see “investors” pull money out of the stock market and put in to the 10 Year.

We see ourselves competing with national home builders in the markets we build in.

This was an off market deal that an older lady presented to me.

One of the units is currently rented under market value.

I don't know of an ac unit on the market that can cool below a 25 degree differential.  

Rent control has made increases difficult, long term tenants below market rent

Home is located in a VERY HOT Market place.