Hamilton is likely a more lucrative market for SH, but I am not a handyman, which as you know alot of the homes in the Hammer are in the $180-$200K range.

For example; in your range of 100k I see investors waiting on that great deal at 65-70 % to profit 25k but they may or may not get that 1 deal per year.

Rehab is not required but I want to change the house with a rehab in the $30k-$50k range.

I am doing one just like that right now.If this is not possible, as the probate appears to already be open, and if there is sufficient profit in the deal, just close in your name, and then sell to the investor buyer, using the same title company. 

For example, research supporting why you're focusing on homes in the price range of $100K-180K, why you plan to market your properties through Craigslist, etc. because someone other than yourself may be looking at your plan at some point and they need to know the method to the madness.Good points to research are:- How fast are homes selling in your target price range- What is the median income of the local population- What is the median family size of each household- Where are the best neighborhoods located; best schools- Marketing: how are you going to convert leads into sales?

My wife and I have invested in relatively low end townhouses in MoCo, however we are finding it challenging to find multi-family in that area or any place close to DC within our price range/level of risk.Either we've felt uncomfortable with the expense of the multi-family properties or (perhaps incorrectly) equated the higher priced properties as a tradeoff of low cash flow and possibly higher appreciation (due to increasing rents) vs higher current cash flow and lower appreciation in the more remote areas.

Spending about 20K to paint inside and out, add a new range, and stage.

The range of properties for sale on our site is quite extensive; some could use updating or repairs while others are move-in ready.

Likely certified and regular mail would be sufficient. 

Also, a new range, dishwasher and paint.