I am not looking to mass mail to all vacant homes but rather just to a selected few target property owners.Thanks in advance for any help/letters.

Seller wanted $110k and talked them down to $97kProperty right down the street from Toccoa Falls College (1,735 students enrolled as of fall 2021) I already have 2 families wanting to rent it for $1200 as is but i think i would like to target the collage students. what are your opinions?

What type of property, target rental market, etc.?

In order to start looking into that market I would identify who you would be trying to target as tenants.

My goals are pretty simple, live off of passive income targeting a minimum of 100k a year, and employ my boys in the family business when they are older.

Obviously the first example is quite generous no matter how you slice it, but that second example is pretty lean (or at least I guess it's comparable with a moderately performing long-term rental), so I'm guessing that there's a line somewhere in there that maybe I should target to keep above as I do my math--12%?

I'd be putting 5% down for an owner occupied loan and do a lipstick type remodel plus the ADU conversion and target a 750-775k reappraisal.Somewhere along the way, I was approached by a friend with an opportunity to buy his rental in Spokane (5 hours across the state) off market for a pretty good deal (155k).

I’ve completely mapped out multiple dates and I’m confident I have at minimum 95% of all the mom and pop targets.

An intelligent buyer does NOT buy at a TARGET cap rate. 

Every waterfall model I've ever done has used IRR targets as hurdle rates.