I'm going to order 5k to start for a mailing campaign and the cheapest i've found is $365 delivered to my door (Long Island).  

Conventional lenders will use overlays, so even if they were thinking Fannie Mae, they will still overlay the more restrictive Fredfie Mac requirements on rental income.

As with all lots of residential character there will be a requirement for front, side and rear setbacks resulting in a loss of buildable area further reducing the building size (no permanent structure may be constructed in setbacks)  Depending on city zoning ordinances there may a provision of a zero lot line (meaning possible reduction of side yard setbacks)  with zero lot lines it may be possible to build a  20 foot wide structure, however you may be restricted in height and required to provide additional fire protection between your property and the next.

Try:By owner sitesCraigslistNetwork with realtorsStart a marketing campaign and generate your own leads.

I have a few returned postcards from my direct mail campaign in Philadelphia.  

I started a mailing campaign and when I got that first call I was shocked because I didn't think it was going to work but also I didn't want people think I was trying to scam them or get over them.  

Many lenders however, may still put restrictions on this, for example, that you must have 6 months PITI reserves if utilizing that projected income.

Look up your state laws, but typically in SFH there are less restrictions in who you pick BUT you usually can't advertise to specific groups of people...age, gender etc.

You are restricted to total occupancy of unrelated people or a related family of any-size.  

Some states have laws restricting RUBS from being income generating for landlords, so to be on the safe side we simply bill at 90% per property.