I am a local investor and work with a large group of investors always looking to help new investors get rolling.

Since you're not going to occupy it, you'll not get the excellent rates that are available right now for those that do occupy.  

Regarding your post about it being tricky to find owners, try going to your tax assessors website and find the property there.

I've always wanted to watch an interesting show about a large, successful landlord.

I am not sure where you are at in the negotiations but I would offer a 6 month lease paid in full at signing at X - (large discount) a 3 month lease paid in full at signing at X - (smaller discount) and a month to month at X.

excellent! 

La Secretary of State website  GeauxBiz.

So now my new approach it to use free ways such as d4d, craiglist, website etc...to get leads. 

Conforming rules allow for you now to convert your primary to an investment, regardless of your equity position.As for the Duplex, they should be able to utilize a rent schedule, done by the appraiser, included on the appraisal, in order to offset a large percentage of the PITI. 

I would recommend just continuing with your business as you otherwise would, and when you have a couple new deals that those buyers might be interested in, offer it up to them first.But:- I wouldn't look for deals they specifically want, unless they are deals you'd be willing to do otherwise;- I wouldn't customize a house for them unless they were willing to put a large enough deposit down that it would cover having to remove all of their customizations should they not follow through on the purchase;- I would pre-qualify them as you would any other buyer, and not give them any preferential treatment.In other words, go into the deal assuming the worst case -- they will ask you to do a lot of customizations and then back out of the deal.