100% agree with you @John Coleman on the big upside play for those cheaper SFR properties -- that's my big draw to this area (not to mention the town is just super cool). had one final clarification for you: The only thing that makes my numbers work is no debt service. can you clarify? 

Try your local town.

With that said, thank you again sincerely for the invite to meet up when you're in town.

It had to be scalable, the homes had to be a certain age, and so far from the center of town.

But the issue you may be facing, being in a college town, most students are looking to move out or back home in the summer months. 

Also I would start on one side of town first and drive around (driving for dollars) and look for those abandon/boarded up homes, or when you driving by and you see for sale by owner or for rent signs call them they could may consider selling there home.

Where you got your list, select criteria.In my own hot town/state Atlanta / GA the old tactic of mailing absentee is not working.  

It has been rented for the past couple of years to another family member who is moving out of town.  

I work in sugar land in the town center area. maybe we can meet up for a lunch or even a formal meeting, my partner and i need to speak to CPA soon. 

One of the owners I contacted doesn't want to sell his primary residence, but has a triplex in another town that is fully rented.