If I were to try to capture these people online it (if they even go online much) would be tough because according to google there's literally only a dozen or two keyword searches per month relating to selling a probate or inherited house.

I was also responding to Steve's posts where he would just go behind the wholesaler's back to try and get the seller to list. ...How about he drops $10,000 on marketing (as I have the past few months), digs through people cursing at them, sitting on dozens of porches listening to sellers...for a piranha to try and go behind their back to steal the lead. 

Close to assessed value should be close to my 20% equity capture target.Small multi?

The sometimes "boring" German multifamily, a distressed Barcelona asset awaiting renovation or a Dutch cluster of apartments can sometimes be real gems which in the US would be "attacked" be dozens of investors - might be just the cherry awaiting your pick!

On facebook theres a Group where people post looking for rooms to rent I see literally dozens of posts each day in the group.

I would then assess selling the home at $295K plus the principal on my mortgage will have been paid down by the tenants by around $67K.  

All of that starts with 1 STR.You are right in your assessment of the importance of AIRs priorities, Not so correct that we need an outside source to maximize these 2 items.

Right now, the biggest hurdle I have encountered is how to assess supply and demand for rentals, both long-term and short-term.

However, if the assessment information doesn't match what they see when they visit the property, it might prompt them to check that.

I would add taxes to your list - got to watch out if the tax assessment or law changes with a change in ownership in certain cases / jurisdications