Our original plan was to invest in Clayton County, hence all the areas described above.We're using the BP deal calculator and looking to get to a monthly cash flow number of $200/month with a return of at least 10% (after all expenses allocated for: PITI, CapEx 10%, R&M 8%, vacancy 8%, property management 8% and other PM "other fees" 4%.

We can do 50 percent monthly return for investing in a diamond mine in central Africa.  

Even if it were to cost $10k to do all the plumbing and electrical work, that would be close to 100% CoC return.

Usually the basics for good curb appeal and return would be:Green grass (no weeds or big empty patches), have the trees and bushes pruned.Use low lying flowers/shrubs at front of house so there's some color and character.. but you're not blocking up the view of front of the homeKeeping things generally 'manicured' is the better way to go. 

@Heather LawlerAs others have suggested - I would look into seeing if there are investment opportunities in Iowa where you live.Usually, states within the midwest offer attractable rate of return/cash flow.

A good CoC return depends on the return goals of your passive investors.

Supposedly it's best to send a postcard first because it's the cheapest and you'll get the non deliverables back returned to you so that you can further scrub your list or skip trace those returned cards and find the real addresses of the owners.

@Monisha Nabar One model to consider is the passive investor who brings the money gets all of the net rental cash flow until their initial capital is returned and then the split goes to 50/50 for remaining cash flow and sales proceeds

She has since reached out to him and he hasn't returned her calls either.

and given that returns on these are right at 15 to 20% kind of best case for any volume ( granted I know we all hit our homeruns sometimes) but how can you pay that rate and make any money on the delta.. you would need to be buying pretty big tapes and then you would owe them money while your not making any money stabilizing the collateral.. unless their interest payments are on accrual.. ?????