You could justify you number with a cover letter, I'd just show my agent and let them convey the basis.If you got actual data from the seller and verified the numbers the seller should already know why the offer is what it is.Starting out I'd suggest single family as well, performing multis won't have much room to force appreciation, you need a distressed low performing project. :)

And or do you have any data on how successful your buyers are over time getting these things up and running and keeping them running.

As an FYI, I got the name of title company from another investor I've met a few times and already got back the property profile.

This is about getting good data and knowing what I need to know before I walk into town.

You can get information such as property records, property characteristics, comparable sales data, tax assessments and more from tax assessors and county recorders offices across the nation.  

The Quickstart classes have been awesome so far (I've been to 2 of 8) and I've already met a handful of very helpful people.

Anyone buying HUD Code homes needs to be able to find, read, and understand the data plates in the home, and to be able to cross check the serial number on the frame.

So, data on foreclosures, divorce rates, or absentee owner volume doesn’t necessarily help me.

Everybody is mailing to preforeclosures, and much of the reifax data is outdated...sold properties, foreclosures complete, etc.

The NAHB was just out with a chart on this at the state level in an piece about the age of the housing stock: http://eyeonhousing.org/2014/02/05/the-age-of-the-housing-stock-by-state/ Now this chart is based on Census data and uses the under 45 cohort instead of specifically the 18-34 YO group but you can clearly see where the young population is growing.